Do all mortgage companies provide you with an approved list of Wavertree conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Wavertree conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
My house in Wavertree is up for sale and I have a purchaser. Will my solicitor have to be on the TSB conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
I own a terraced Edwardian house in Wavertree. Conveyancing solicitor acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wavertree and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing practitioner who conducted the purchase.
I'm refinancing my existing house to a BTL loan with Bank of Ireland and intend to use the remaining equity towards another property. The location we are talking about is Wavertree. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?
Do use our search tool on this site to be sure that the lawyers are on the relevant lender panels. Assuming that they are the lawyer will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you conveyancer and communicate your desired outcome and needs.
I am attracted to a two flats in Wavertree which have approximately 50 years left on the lease term. Will this present a problem?
There are plenty of short leases in Wavertree. The lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the marketability of the lease reduces and results in it becoming more costly to extend the lease. For this reason it is often a good idea to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a conveyancer and surveyor with experience in this arena.
I purchased a split level flat in Wavertree, conveyancing having been completed 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Wavertree with a long lease are worth £186,000. The ground rent is £55 charged once a year. The lease terminates on 21st October 2076
You have 52 years left to run we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
Me and my husband have recently had an offer accepted on a property and had meeting on Wednesday with the Post Office for the mortgage. They advised me that when it comes to appointing a property lawyer that if they are not on their approved panel of conveyancers then we will incur an extra charge of £250+. This is is due to the fact that they will then have to instruct a property lawyer to act on their behalf in addition to the one we choose to act on our behalf and we assume responsibility for their invoice. I have asked the Post Office to furnish me with a list so I can request estimates only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is there a list online?
You can enquire of the Post Office what their criteria for panel membership is for a solicitor.Then ask the property lawyer of your choice whether they meet the criteria and have they acted on loans for the Post Office historically. If the answer to those is yes, then just double check with the Post Office. Another option is to utilise our search facility and we may be able to locate a conveyancing practitioner in Wavertree on the approved list for the Post Office.