It is a dozen years since I purchased my house in Liverpool. Conveyancing lawyers have now been retained on the sale but I am unable to find the title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could be archived with the lawyers who acted in your purchase. Secondly the likelihood is 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 current official copies of the land registers. The vast majority of conveyancing in Liverpool relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Does a directory service exist listing TSB panel solicitors in Liverpool on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings visible on the web. If you are seeking to appoint a Liverpool property lawyer on the TSB please make the most of our facility.
I recently had an offer accepted on a house in Liverpool. My financial adviser recommended their conveyancers. I paid an advanced payment of £200. Not long after, the conveyancing practitioner called me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a apartment in Liverpool. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Liverpool property lawyer is on the RBS conveyancing panel.
I am downsizing from our home in Liverpool and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Liverpool. Having lived in Liverpool for three years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
five months have gone by following my purchase conveyancing in Liverpool took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Should I be suspicious by brokers that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Liverpool conveyancing firm?
As is the case with many service providers, often referrals from connections can be worth their weight in gold. But there are numerous people with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may recommend conveyancers to select. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the endorsement. You have the discretion to select your preferred lawyer. You need to be aware that some lenders operate an approved list of lawyers you must use for the mortgage related work in your conveyancing.
I have read on numerous consumer advice websites that before selecting a conveyancing lawyer they must be approved by your lender. I am novice purchaser but I have an AIP via Birmingham Midhshires and I already have a bricks and morter conveyancing lawyer in Liverpool at the ready. Does Santander need an approved conveyancer to be selected? Does a directory of approved conveyancers even exist so I can choose a conveyancing lawyer in Liverpool?
You need to choose a solicitor that is on the Santander panel. The first thing to do is ring your preferred Liverpool conveyancing lawyer to check if they are on the Santander panel. If they are not approved you have a couple of options available to you here:
- Carry on with your chosen Liverpool property lawyer but Santander will undoubtedly appoint a property lawyer from their conveyancing panel. This will result in additional cost and potential delay.
- Get a new conveyancing practitioner to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
- Convince your lawyer to seek to join the lender panel.