Having sold my house in Liverpool last April yet the purchaser is calling daily complaining that his conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your house sale your solicitor is committed to send the transfer documentation and all of the paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also evidence that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There are no post completion formalities specific conveyancing in Liverpool.
We're in Liverpool, First time buyers buying with a mortgage (lender is UBS , and our solicitor is on the UBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Please help - my lawyer advises that chancel insurance is required on my purchase. What is the level of cover for Liverpool conveyancing?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Halifax and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
Two weeks ago we had a mortgage agreed in principle with Nottingham. Liverpool conveyancing practitioners have been chosen. How long does it take for Nottingham to issue the offer to the lawyer?
Some lenders take longer than others. Have Nottingham done the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Liverpool bank branch on various occasions and was told it wasn't a problem and they will lend. My Liverpool conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
Your conveyancer must follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Are there restrictive covenants that are commonly picked up during conveyancing in Liverpool?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Liverpool. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am in need of some leasehold conveyancing in Liverpool. Before I get started I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and 99.9% are in Liverpool - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a 1 bedroom flat in Liverpool, conveyancing was carried out in 2002. How much will my lease extension cost? Corresponding properties in Liverpool with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2102
With only 77 years unexpired the likely cost is going to range between £7,600 and £8,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
Why do Liverpool conveyancing charges differ for leasehold and freehold properties?
Leasehold conveyancing in Liverpool more often than not will involve additional work for instance fully examining the lease, liaising with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.