My fiance and I are planning to purchase a flat in Birkenhead and have instructed a Birkenhead conveyancing practice. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. The Mortgage Works have this afternoon contacted us to advise us that there is now an issue as our Birkenhead lawyer is not on their conveyancing panel. Is this a problem?
Where you are buying a property needing a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Birkenhead solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Would the conveyancing practitioners identified via your search tool conduct auction conveyancing in Birkenhead?
There are a few auction practitioners we can connect you with those who can conduct auction conveyancing. Birkenhead is one of our areas of where our lawyers have offices.
It is 10 years ago since I bought my house in Birkenhead. Conveyancing solicitors have recently been appointed on the sale but I am unable to track down my title documents. Will this cause complications?
You need not be too concerned. First the deeds may be retained by the lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Birkenhead relates to registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
Have purchased a a detached house in Birkenhead , What is the estimated time for the Land Registry to record the transfer to my name? My Birkenhead conveyancing solicitor works at snail pace, so I want to be sure that my name is registered.
There is nothing unique about conveyancing in Birkenhead registration formalities. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. As of today approximately three quarters of such applications are completed in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected after the purchaser is living at the property thus 'speed' is not always top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
How can the Landlord & Tenant Act 1954 impact my commercial property in Birkenhead and how can your lawyers assist?
The 1954 Act affords a safeguard to business tenants, granting the legal entitlement to make a request to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Birkenhead
As co-executor for the estate of my grandmother I am disposing of a house in Swansea but live in Birkenhead. My solicitor (based 300 miles awayrequires that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Birkenhead to attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Birkenhead based