My husband and I are planning to purchase a 2 bedroom apartment in Merseyside with a mortgage. We have a Merseyside solicitor, however the bank advise he's not on their "panel". It appears that we have no choice but to appoint one of the bank panel firms or continue with our Merseyside conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; are we not able to insist that the bank use our Merseyside property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Merseyside conveyancing lawyer to apply to be on the conveyancing panel.
Last February we completed a house move in Merseyside. We have noticed several problems with the house which we consider were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted for conveyancing in Merseyside?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Merseyside. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor completes a form known as a SPIF. answers provided is misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Merseyside.
My partner and I are close to exchanging contracts on the sale of our property in Merseyside and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Merseyside. Having lived in Merseyside for six years we know that this is a non issue. Should we contact our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You must enquire of 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 health insurance to cover that same ailment)
Have completed on a a semi-detached house in Merseyside , What is the estimated time for the Land Registry to register my ownership? My Merseyside conveyancing solicitor has been painfully slow, so I want to check that my ownership is registered.
There is nothing unique when it comes to conveyancing in Merseyside registration formalities. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. Currently in the region of three quarters of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected once the buyer has moved in to the property thus 'speed' is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Merseyside differ for new build properties?
Most buyers of new build residence in Merseyside contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Merseyside typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Merseyside or who has acted in the same development.
In scouring the internet for the phrase conveyancing in Merseyside it shows results of numerous property lawyerslocally. With so much choice what is the best way to find the right conveyancing solicitor for purchase transaction?
The ideal way of choosing a suitable conveyancer is through a personal testimonial, so ask friends and those you trust who have purchased a property in Merseyside or a local estate agent or mortgage broker. Costs for conveyancing in Merseyside vary, so it's sensible to obtain a minimum of three estimates from varying types of solicitors. Dont forget to clarify what costs in the quote includes.