We are planning to acquire a house and require a conveyancing solicitor in Wirral who is on the Leeds Building Society solicitor panel. Could you point me in the right direction as regards a 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 Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Wirral.
We are buying a purpose built apartment in Wirral with a mortgage from Britannia.We use our Wirral conveyancing practitioner but Britannia informed us she’s not listed on their approved list of firms. we are left little option but to use a Britannia panel solicitor or retain our high street solicitor and fork out for a Britannia panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan offered to you is subject to its various provisions, one of which will be that conveyancers will be on the Britannia approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Britannia
We are aiming to move property in December. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Wirral. Conveyancing solicitor was chosen before I stumbled across this site.
On the day of completion you can collect the house keys from the selling agent however this can only be done when the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a residential property solicitor in Wirral or a legal practice with expertise in conveyancing in Wirral.
I am expecting a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Wirral solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Wirral solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Wirral building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Wirral conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?
Provided that the solicitor is on the bank panel, they must follow the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
How does conveyancing in Wirral differ for newly converted properties?
Most buyers of new build or newly converted property in Wirral approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Wirral usually acquire the land, 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 Wirral or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Wirral is where the house is located. Is there any guidance you can give?
Flying freeholds in Wirral are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wirral you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wirral 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 residence.
My husband and I are new to the buying process - had an offer accepted, yet the selling agent has warned us that the owners will only go ahead if we appoint the agent's recommended solicitors as they need an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in Wirral
We suspect that the owner is not behind this demand. Should the seller require ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to instruct your preferred Wirral conveyancing solicitors - not the ones that will earn the estate agent a introducer fee or meet his conveyancing targets pre-set by head office.