My husband and I are purchasing a 1 bedroom apartment in Sefton with a mortgage. We wish to retain our Sefton conveyancer, but the lender says she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Sefton conveyancer as well as pay for one of their panel ones to act for them. We consider that this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Sefton conveyancing lawyer to apply to be on the conveyancing panel.
When does exchange of contracts happen for residential conveyancing in Sefton and am I required to be at the solicitors branch?
Where you are near to our conveyancing solicitors in Sefton you are welcome to attend to sign documents. That being said, the law practices we recommend provide a national conveyancing service and provide just as diligent and professional a job for you when dealing with you electronically. The executing of the purchase agreement is not when everything is set in stone. A signed contract is necessary for the conveyancer to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Sefton)to be in the office at the appropriate time.
We are due to move property in April. Does my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Sefton. Conveyancing firm was found before I stumbled across this website.
On the day of completion you can pick up the keys from your selling agent however this should only take place once the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You can advise the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in locating a conveyancing in Sefton or a firm with expertise in conveyancing in Sefton.
Last month we had a mortgage agreed in principle with Bank of Ireland. Sefton conveyancing solicitors have been selected. How long does it take for Bank of Ireland to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Bank of Ireland done the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My offer on a property in Sefton has been agreed to, the sellers do however have a tied purchase. The vendors have put an offer on a property, but it’s not yet tied up, and have viewings of other apartments booked. I have selected a nearby conveyancing solicitor in Sefton. What do I do now? At what point should I apply for the mortgage with Nationwide?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Sefton conveyancing search fees, etc). First, you should check that your conveyancer is on the Nationwide conveyancing panel. Regarding the next steps this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. In a hot market many purchasers would apply for a home loan with Nationwide and pay for the valuation and only if it was satisfactory would they pay their property lawyer to proceed with the conveyancing in Sefton.
I need some fast conveyancing in Sefton as I have a deadline to sign on the dotted line inside 2 weeks. Luckily I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at free not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Sefton the following are instances of what can be revealed and therefore affect future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Road Schemes,...
My wife and I purchased a leasehold flat in Sefton. Conveyancing and The Royal Bank of Scotland mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Sefton who acted for me is not around. What should I do?
First contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Sefton conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a ground floor flat in Sefton, conveyancing was carried out 8 years ago. How much will my lease extension cost? Equivalent properties in Sefton with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2091
With only 66 years unexpired the likely cost is going to range between £12,400 and £14,200 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
My wife and I plan to purchase our 1st home in Sefton. Conveyancing solicitor has been chosen. The financial consultant suggested that a survey is not needed as the house was only built twenty two years ago.
At the very least you should order a Home Buyer's Report. Given the premises is over 10 years old the property will not benefit from a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may be sufficient. The report should highlight any apparent problems and recommend additional investigation where appropriate. If there are any indications of material issues obtain a full Building Survey from the beginning.