I am in the process of selling my apartment in West Kirby and the EA has just e-mailed to say that the purchasers are appointing a new conveyancer. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a major lender only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in West Kirby ?
Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies attribute this action to a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
Is there a search tool that I can utilise to find out if the solicitor conducting my conveyancing in West Kirby is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Nationwide Building Society thus paying £192.00 in supplemental legal costs.
Feel free to take advantage of the find a lender approved solicitor tool on this site. Pick the mortgage company and type ‘West Kirby’ or your preferred area and you will discover numerous conveyancers based in West Kirby or by proximity to you.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. West Kirby is where the house is located. Can you offer any guidance?
Flying freeholds in West Kirby are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Kirby you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Kirby may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am downsizing from my property. My former conveyancers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in West Kirby if that makes a difference.
Do use our search tool to help you find a solicitor for your conveyancing in West Kirby. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
My father has recommend that I instruct his conveyancing solicitors in West Kirby. Should I use them?
There are no two ways about it the ideal way to select a conveyancing practitioner is to get recommendations from friends or family who have used the firm that you are considering.
I have recently realised that I have 72 years unexpired on my flat in West Kirby. I need to extend my lease but my landlord is can not be found. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you have done all that could be expected to locate the landlord. For most situations an enquiry agent may be useful to carry out a search and prepare an expert document to be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering West Kirby.
West Kirby Leasehold Conveyancing - Sample of Queries Prior to buying
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Please note that where the lease has less than eighty years it will affect the value of the flat. Check with your mortgage company that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth finding out how much this will be. For most West Kirbylease extensions you will be required to have owned the premises for two years in order to be eligible to extend the lease. Who takes responsibility for maintaining and repairing the building? Is there a share of the freehold?