Having been recommended your site we were going to go ahead with a conveyancing solicitor in Childwall recommended using your comparison tool but stumbled across some other quotes on the internet seem less expensive – why is this?
There are hundreds of conveyancing organisations offering theoretically looks to be very low prices. Our recommendation is to give due consideration about how much you respect your own move to you are willing to be penny wise pound foolish in relation to the quality of the legal work. Some embed additional charges deep into the terms and conditions. The law firms that we list for conveyancing in Childwall neverbehave this way.
Our mortgage company has recommended solicitors on their panel based in Childwall but I would rather instruct a conveyancing lawyer in Childwall or nearer to where I live. Are you able to assist?
It is by no means the case that all Childwall conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Use the above find an approved solicitor tool to identify a Childwall conveyancing conveyancer on the on the mortgage company panel.
We had chosen conveyancers based in Childwall on the Lloyds solicitor approved list. They have just billed me a separate amount for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not dictated by Lloyds but by your Childwall conveyancer. Some firms on the Lloyds panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.
We are getting a further advance on our mortgage from Nationwide as we wish to carry out alterations to our property in Childwall. Are we obliged to select a bricks and mortar Childwall solicitor on the Nationwide conveyancing panel to handle the legals?
Nationwide don't usually appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
I have decided to exercise my right to buy my property in Childwall off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I am looking for a flat up to £305k and identified one close by in Childwall I like with a park and railway links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Childwall suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I'm converting the mortgage on my existing home to a buy to let loan with Platform Home Loans Ltd and I will use the ballance of the raised equity as a deposit on a second house. The neighborhood we are looking at is Childwall. Will your solicitors be able to act for both sets of mortgage companies and tie in the transactions?
Do use our search tool on this site to ensure that the lawyers are on the appropriate lender panels. Assuming that they are your lawyer should be able to simultaneously deal with the two transactions but you should have a chat with you conveyancer and make clear your expectations and requirements.
Last July I purchased a leasehold property in Childwall. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Childwall Leasehold Conveyancing - A selection of Queries Prior to buying
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The best form of lease arrangement is a share of the freehold. In this arrangement the lessees have control and although a managing agent is often employed if the building is bigger than a house conversion, the managing agent employed by the leaseholders. Please tell me if there are any major works in the near future that could add a premium to the service charges? Is there a share of the freehold?