It is is a decade since I purchased my property in Wirral. Conveyancing lawyers have just been instructed on the sale but I can't locate my title documents. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be with your mortgage company or they could stored with the conveyancers who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Wirral involves registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.
we are a couple who wish to acquire a 3 bedroom apartment in Wirral with a residential mortgage from Bank of Scotland.We use our Wirral conveyancing solicitor but Bank of Scotland advised that her practice is not listed on their "panel". It seems we have little choice but to instruct a Bank of Scotland panel firm or retain our high street solicitor and pay for a Bank of Scotland panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The loan offered to you is subject to its various provisions, one of which will be that solicitors will be on the Bank of Scotland approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Bank of Scotland
A relative informed me that in buying a property in Wirral there could be various restrictions prohibiting external alterations to the property. Is this right?
There are a number of properties in Wirral which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Wirral should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with Lloyds for my property in Wirral. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
You must advise Lloyds before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.
I recently had an offer agreed on a house in Wirral. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £150. A few days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are buying a house and the lawyer has mentioned Chancel Repair to which the property could be obligated to contribute to given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly warranted for conveyancing in Wirral
Unless a prior purchase of the house completed after 12 October 2013 you can assume that conveyancing practitioners handling conveyancing in Wirral to continue to suggest a chancel search and or insurance against a claim.
Is it possible to switch conveyancer as I have to retain a firm on the Clydesdale conveyancing panel. I hired a local conveyancing solicitor in Wirral round the corner but she is not accepted by Clydesdale
It would be our pleasure to help you find a conveyancing solicitor in Wirral on the Clydesdale panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Wirral. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Wirral.
I am an executor of my recently deceased mother’s Will, with a bungalow in Wirral which will be marketed. The bungalow is unregistered at the Land Registry and I'm advised that some buyers solicitors will insist that it is in place before they will move forward. What's the mechanism for this?
In the situation that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.