Our conveyancer has identified a a legal deficiency with the lease for the property we are purchasing in Merseyside. The other side have suggested defective title insurance as a solution. We are content with insurance and will pay for it. Our lawyer has advised that he must ensure that the mortgage company is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We note that you have a search directory identifying solicitors on the Barclays conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Merseyside?
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 Merseyside.
I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather use a Merseyside based conveyancing firm?
Do check but the chances are that give you one of their panel conveyancers if you accept the "fee-free" deal. Speak to the bank to check if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Merseyside.
We are close to exchanging contracts on the sale of our house in Merseyside and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing practice as opposed to a conveyancing solicitor in Merseyside. We have lived in Merseyside for six years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to 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 life insurance to cover that same sickness)
Just bought a semi-detached house in Merseyside , how long should it take for the Land Registry to register the transfer to my name? My Merseyside conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is recorded.
As far as conveyancing in Merseyside is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ subject to the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. Currently approximately 80% of such applications are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Historically registration takes place after the buyer has moved in to the property so 'speed' is not always primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
I see that you have a post code search directory listing firms on the bank conveyancing panel. Do Merseyside conveyancing companies pay you a referral fee if I retain them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Merseyside.