Am I correct in assuming that the fact that my conveyancer in Merseyside is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Merseyside conveyancing firm and enquire why they are no longer on the approved list for your lender.
As someone unfamiliar with conveyancing in Merseyside what’s the number one tip you can impart for the ownership transfer in Merseyside
Not many law firms shout this from the rooftops but conveyancing in Merseyside and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists lots of opportunity for confrontation between you and others involved in the transaction. E.g., the vendor, property agent and even potentially your bank. Selecting a solicitor for your conveyancing in Merseyside should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to look after your legal interests and to keep you safe.
On occasion a potential adversary may attempt to persuade you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by claiming that your solicitor is slow. Or your mortgage broker may try to convince you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I need some expedited conveyancing in Merseyside as I am faced with a deadline to exchange contracts inside 2 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you are at liberty not to have searches carried out although no lawyer would advise that you don't. With lots of history conveyancing in Merseyside the following are instances of what can show up and adversely impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...
I am buying a new build apartment in Merseyside. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Merseyside
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants.
As co-executor for the will of my grandfather I am disposing of a house in Neath but reside in Merseyside. My solicitor (approximately 260 kilometers awayhas requested that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Merseyside who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Merseyside
Why am I unable to complete my conveyancing in Merseyside on Easter Monday?
This is due to the fact that on completion the money will be transferred electronically between the banks of the purchaser and seller's lawyer and at present this can only take place on a working day. So you can't complete on a weekend either.