I am buying a leasehold flat in Liverpool. My Conveyancer has never been on on the bank approved list. Am I still permitted to continue with my Liverpool conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?
One will need to instruct a conveyancing practitioner to complete the legal work required if you take out a loan to purchase your property. They will conduct all the necessary legal checks on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. One can select a Liverpool conveyancing practitioner of your choice. However, where the lawyer selected is not on the bank approved list additional fees will arise as separate legal representation will be need by the lender. Conveyancing panel applications may be submitted, so if your lawyer has not historically applied for membership they should take the chance to apply.
What happens if my lawyer’s firm is removed from the Aldermore Solicitor panel ahead of completing my conveyancing in Liverpool?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I have todaybecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Liverpool for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Liverpool conveyancing specialists.
I opted to have a survey done on a house in Liverpool before appointing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders will not give a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Liverpool. Conveyancing may be slightly more expensive based on your lender's requirements.
My step-father has recommend that I use his lawyers for conveyancing in Liverpool. Should I use them?
No doubt the best way to choose a conveyancing solicitor is to have referrals from friends or family who have actually experience in using the solicitor you're contemplating using.
My wife and I purchased a leasehold house in Liverpool. Conveyancing and TSB mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Liverpool who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the new freeholder. You do not need to incur the fees of a Liverpool conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Liverpool Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
-
What is the length of the lease? Plenty Liverpool leasehold flats will incur a service bill for maintenance of the building set by the landlord. Where you purchase the flat you will have to meet this charge, usually periodically throughout the year. This may vary from several hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a rentcharge to be met yearly, ordinarily this is not a large figure, say around £50-£100 but you should to check as on occasion it can be surprisingly expensive.