I am in the process of selling my maisonette in Maghull and the EA has just e-mailed to advise that the purchasers are switching property lawyer. The excuse is that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a big named mortgage company only work with specific lawyers rather the firm that they want to select to handle their conveyancing in Maghull ?
Lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
We see that you have a search directory listing law firms on the Barclays conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Maghull?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Maghull.
Have just purchased a probate house at auction in Maghull. Conveyancing is needed. What happens now?
Given that you are now to all intents and purposes signed on the dotted line you now have to retain a conveyancing lawyer soon as you now have a tight a fixed date to complete the property. All auction property should have an associated legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You should give this to the lawyer working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the on the contractual date .
We have agreed to purchase a house in Maghull. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
As your lender is Nationwide your lawyer must check the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties countrywide and is not limited to Maghull.
After months of negotiation I have agreed a price on an apartment in Maghull. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. Soon after, the solicitor called me sheepishly admitting that they were not on the Kent Reliance 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 Kent Reliance 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.
I am purchasing a house and the solicitor has identified Chancel Repair for which the house could be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this really required for conveyancing in Maghull
Unless a prior purchase of the house completed post 12 October 2013 you could assume that conveyancing practitioners conducting conveyancing in Maghull to remain recommending a chancel search and or chancel repair liability insurance.
I have recentlyfound out that Action Conveyancing have closed. They carried out my conveyancing in Maghull for a purchase of a freehold house 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest way to see if the property is in your name, 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 Maghull conveyancing specialists.
I am looking for a leasehold apartment up to £245,000 and identified one close by in Maghull I like with open areas and station in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Maghull suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.