We are looking to buy a flat and need a conveyancing solicitor in Merseyside who is on the Virgin Money conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Merseyside.
We had instructed solicitors located in Merseyside on the Virgin Money solicitor approved list. They have just billed me an additional amount for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee specified by Virgin Money?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer may charge a fee for this. The fee is not set by Virgin Money but by your Merseyside conveyancer. Plenty of firms on the Virgin Money panel will charge an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Merseyside bank branch on numerous occasions and was told it wasn't an issue and they would lend. My Merseyside conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend based on their specific requirements. I have no idea who is right.
Provided that the conveyancing practitioner is on the bank approved list, they must comply with the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 left on the lease.
I recently had an offer agreed on a house in Merseyside. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the solicitor contacted me to say that they were not on the Nationwide 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 Nationwide 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 purchased my flat on 11 November and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Merseyside said it will be formalised inside ten days. Are transfers in Merseyside uniquely lengthy to register?
As far as conveyancing in Merseyside is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any third parties. Currently roughly 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration occurs once the purchaser has moved in to the premises thus an expedited registration is not always an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.
How does conveyancing in Merseyside differ for newly converted properties?
Most buyers of new build premises in Merseyside contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Merseyside tend to buy 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 conveyancers 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 accustomed to new build conveyancing in Merseyside or who has acted in the same development.
I opted to have a survey completed on a house in Merseyside prior to appointing solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some banks will not grant a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Merseyside. Conveyancing will be smoother if you use a solicitor in Merseyside especially if they are accustomed to such properties in Merseyside.
I need to appoint a conveyancing solicitor for sale conveyancing in Merseyside. I have land on a site which looks to be the ideal offering If there is a chance to get all the legals completed via phone that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?