I had intended to instruct a conveyancing solicitor in Birkenhead for our home move. Our broker has since notified us that our mortgage company National Westminster Bank won't deal with them. Surely this is unduly restrictive?
Before the recession most lenders had an appetite for risk which was higher than today. Almost all Birkenhead conveyancing firms would have been on many lender panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms regarding their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum volume of transactions. Many Birkenhead conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Birkenhead is amongst the many areas where the lawyers showing on our search results are are authorised to act for National Westminster Bank.
After months of negotiation I have agreed a price on an apartment in Birkenhead. My financial adviser pressured me to appoint their solicitor. I paid an advanced payment of £150. A few days later, the conveyancing practitioner contacted me to say that they were not on the TSB 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 TSB 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 am selling my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being a right pain. The Birkenhead solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
I have instructed a Birkenhead conveyancing practitioner having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Birkenhead postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Birkenhead.
I have been on the look out for a flat up to £195,000 and identified one near me in Birkenhead I like with a park and transport links nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Birkenhead in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage that many years may be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
My husband and I are first time buyers - had an offer accepted, yet the property agent advised that the seller will only move forward if we use the agent's recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a local solicitor accustomed to conveyancing in Birkenhead
We suspect that the owner is unaware of this request. Should the seller want ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Birkenhead conveyancing solicitors - as opposed tothose that will give the negotiator at the agency a kickback or meet his conveyancing targets set by corporate headquarters.
Looking forward to sign contracts shortly on a basement flat in Birkenhead. Conveyancing solicitors have said that they report fully on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Birkenhead should include some of the following:
The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Responsibility for maintaining the window frames if lease has a provision for a reserve account for major repairs? An explanation as to the provision in the lease to to contribute towards maintenance costs - in respect of the block, and the wider rights a tenant has Are you allowed to have a pet in the flat?
Birkenhead Leasehold Conveyancing - Sample of Queries Prior to buying
The best form of lease structure is a share of the freehold. In this scenario the tenants enjoy control and even though a managing agent is usually employed where the building is bigger than a house conversion, the managing agent is directed by the tenants. How much is the ground rent and service charge? It is important to be aware whether a new roof is being installed or some other major work is pending that will be shared by the leasehold owners and will dramatically increase the the maintenance costs or require a one off invoice.