My financial adviser says he needs my Birkenhead solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have contacted my local Birkenhead branch but they have not responded to me.
You are best placed to get this information from your Birkenhead solicitor . Most Birkenhead conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
In the event thatI were to buy a straightforward housein Birkenhead for cash and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Birkenhead?
Any savings you would gain would be isolated to the Birkenhead conveyancing searches. A conveyancing practitioner is required to do the vast majority of work - money laundering, liaising with the sellers conveyancer, SDLT submission, register the title etc. A slight saving might be made by not having to register a mortgage however it won't be significant.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to use a high street conveyancing solicitor in Birkenhead?
Do check but the the likelihood is that appoint one of their panel conveyancers if you accept the "fee-free" deal. Contact the lender and determine if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Birkenhead.
Will our solicitor be raising questions about flooding during the conveyancing in Birkenhead.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Birkenhead. There are those who purchase a house in Birkenhead, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Birkenhead. The standard completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to determine whether the premises has suffered from flooding. If the premises has been flooded in past which is not revealed by the vendor, then a purchaser could commence a claim for damages as a result of such an inaccurate reply. A buyer’s conveyancers will also conduct an environmental report. This should higlight whether there is any known flood risk. If so, more detailed investigations will need to be carried out.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Birkenhead?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Birkenhead. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
What does commercial conveyancing in Birkenhead cover?
Commercial conveyancing in Birkenhead covers a broad range of guidance, offered by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.