My financial adviser has requested my Wavertree solicitor’s panel member for the Santander conveyancing panel. How do I discover this. I have tried my local Wavertree branch but they have not got back to me yet.
Have you tried contacting your Wavertree conveyancer about this?. Most Wavertree conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My partner and I swapping mortgage lender for our flat in Wavertree with Skipton. We have a son 19 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this document specific to the Skipton conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
First, rest assured that your Skipton conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Skipton. This is solely used to protect Skipton if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Skipton had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
A friend informed me that in purchasing a property in Wavertree there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Wavertree which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Wavertree should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being problematic. The Wavertree solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
At last I have had an offer on a maisonette in Wavertree agreed to, but there is a chain. The vendors have placed an offer on a property, however it’s not yet agreed to, and have viewings of other flats in the pipeline. I have chosen a local conveyancing solicitor in Wavertree. What do I do now? At what stage should I apply for the mortgage with Virgin Money?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then survey, Wavertree conveyancing search fees, etc). The first course of action is to check that your conveyancing practitioner is on the Virgin Money approved list. Regarding the subsequent phase this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a hot market the majority of buyers would apply for the mortgage with Virgin Money and pay for the valuation and only if it was satisfactory would they pay their property lawyer to press on with searches.
Me and my brother have a terraced Georgian house in Wavertree. Conveyancing lawyer represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. Is it worth asking The Royal Bank of Scotland to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wavertree and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.
My husband and I are novice buyers - agreed a price, but the property agent informed us that the seller will only issue a contract if we appoint the agent's chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a local solicitor with experience of conveyancing in Wavertree
We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your preferred Wavertree conveyancing solicitors - as opposed tothose that will give the negotiator at the agency a referral fee or meet his conveyancing thresholds set by HQ.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.