We are nearing an exchange on a house in Litherland and my parents have transferred the ten percent deposit to my lawyer. I am now informed that as the deposit has not come from me my solicitor needs to make a notification to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?
Your property lawyer is legally required to clarify with the bank to ensure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your bank if you agree, failing which, your lawyer must cease to continue acting.
Can I use your services to locate a Conveyancing solicitor in Litherland even if I’m not purchasing or selling a house, for example if I want to acquire a shop in Litherland with a mortgage from The Mortgage Works?
Our comparison service is mainly there to select domestic conveyancing solicitors in Litherland but we have set out at the end of this page a few Litherland commercial conveyancing firms. You should enquire with the company directly to see if they are also authorised to represent The Mortgage Works
After researching online forums for a conveyancing lawyer in Litherland, many comment that I must use a CQS accredited solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Litherland is one of the numerous areas in England and Wales where there are CQS solicitors.
My wife and I are buying a house in Litherland. I might seem paranoid but how we can trust a conveyancer? At some point we have to put money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We previously chose conveyancers located in Litherland on the Bank of Ireland solicitor panel. They have just billed me a supplemental fee for dealing with the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your solicitor may levy a fee for this. This fee is not set by Bank of Ireland but by your Litherland conveyancing practitioner. Numerous firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
Completion of my remortgage has taken place for my property in Litherland. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
What does a local search tell me about the house we're purchasing in Litherland?
Litherland conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Searchflow The local search is essential in every Litherland conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Is it simple use the search app to locate a conveyancing solicitor in Litherland on the authorised to act for my mortgage?
Step one is to choose a bank such as Accord Mortgages Ltd, The Mortgage Works or Britannia then choose your preferred area for instance Litherland. Conveyancing firms in Litherland and across England and Wales will then be identified.