As someone not used to conveyancing in Liverpool what’s your top tip you can give me for the ownership transfer in Liverpool
Not many law firms or advisers will tell you this but conveyancing in Liverpool and elsewhere in Merseyside is an adversarial process. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and other parties involved in the ownership transfer. E.g., the seller, selling agent and sometimes your mortgage company. Appointing a solicitor for your conveyancing in Liverpool should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to protect your legal interests and to keep you safe.
Sometimes a third party with a vested interest will try and persuade you that you should follow their advice. For instance, the estate agent may claim to be assisting by claiming that your solicitor is slow. Or your financial adviser may try to convince you to do something that is against your solicitors guidance. You should always trust your lawyer above all other parties in the conveyancing process.
A relative informed me that in buying a property in Liverpool there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Liverpool which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Liverpool should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am planning to move home in December. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Liverpool. Conveyancing firm was chosen before I stumbled across your site.
On the day of completion you can pick up the keys from your selling agent but this can only occur when the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should tell the removal company that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you choose a residential property solicitor in Liverpool or a solicitor that specialises in conveyancing in Liverpool.
I have a mortgage with TSB for my property in Liverpool. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval prior to letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel solicitor.
I have a semi-detached Edwardian property in Liverpool. Conveyancing practitioner acted for me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same property. Is it worth asking Alliance & Leicester to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Liverpool and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
I'm purchasing a new build house in Liverpool with the aid of help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about this side-deal as it would impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a house in Liverpool in advance of retaining conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will refuse to give a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Liverpool. Conveyancing will be smoother if you use a solicitor in Liverpool especially if they are accustomed to such properties in Liverpool.
We are one month into a freehold purchase having been directed to solicitors by the high street agent to carry out the conveyancing in Liverpool. I am am very disappointed with the level of service. Could you you assist me in finding new lawyers?
They would have to be very bad to suggest replacing them. Has the mortgage offer been generated? In the event that it has you need to inform them of the replacement conveyancer and have the offer are re-issued. Your new solicitor ideally needs to be on the banks approved list to avoid supplemental costs and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool can help you find a bank approved solicitor for your home move in Liverpool