I am buying property in Formby. My Solicitor is not on the bank approved list. Am I still permitted to retain my Formby conveyancing solicitor notwithstanding that they are excluded from the lender approved list?
You must appoint a solicitor to complete the legal work required if you take out a mortgage to purchase your property. They will carry out all the essential legal checks on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage paperwork is dealt with. You could appoint a Formby conveyancing practitioner of your choice. Nevertheless, where the conveyancer selected is not a member of the mortgage company conveyancing panel additional fees will arise as separate legal representation will be need by the bank. Lender panel applications can be submitted, so where your conveyancer has not previously sought membership they should take the opportunity to apply.
My partner and I have just bought a house in Formby. We have since encountered a number of problems with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in Formby?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Formby. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the process, a property owner fills in a document referred to as a Seller’s Property Information Form. answers is incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Formby.
We are looking to buy a flat and require a conveyancing solicitor in Formby who is on the Nationwide solicitor panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Formby.
Just acquired a terraced house in Formby , What is the estimated time for the Land Registry to record my ownership? My Formby conveyancing solicitor has been painfully slow, so I want to check that my ownership is recorded.
As far as conveyancing in Formby registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any other parties. Currently roughly three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Historically registration occurs once the new owner is living at the premises therefore an expedited registration is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one round the corner in Formby I like with open areas and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Formby for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign 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 concerning this matter.
My wife and I recently found out that one of the partners of the law firm handling the purchase conveyancing in Formby is an aunty of the owners that we are buying from. Is this allowed?
Provided no conflict arises this is permitted. If you are obtaining mortgage finance then the mortgage company may have a say as many lenders have specific requirements on this. For example for Lloyds TSB Scotland as of 21/2/2025, the requirements read as follows :