Why do I have to pay up front for conveyancing in Birkenhead?

Where you are retaining lawyers for conveyancing in Birkenhead your solicitor will ask you put them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is payable against the sale price then this should be needed immediately before contracts are exchanged. Any further balance that is due should be transferred a couple of days ahead of the day of completion.

Our lender has recommended solicitors on their panel based in Birkenhead but I would rather use a conveyancing lawyer in Birkenhead or nearer to where I live. Are you able to help?

The minority of Birkenhead conveyancing solicitors are on all lender’s conveyancing panel. Please make the most of our find an approved solicitor tool to choose a Birkenhead conveyancing solicitor on the on the bank panel.

Should my lawyer be making enquiries regarding flooding as part of the conveyancing in Birkenhead.

Flooding is a growing risk for conveyancers dealing with homes in Birkenhead. There are those who acquire a house in Birkenhead, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a various checks that can be initiated by the buyer or by their solicitors which should figure out the risks in Birkenhead. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an incorrect response. The buyer’s lawyers will also order an environmental report. This will reveal whether there is a recorded flood risk. If so, further inquiries will need to be made.

How does conveyancing in Birkenhead differ for newly converted properties?

Most buyers of new build residence in Birkenhead contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because builders in Birkenhead typically acquire 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 property lawyers 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 used to new build conveyancing in Birkenhead or who has acted in the same development.

Do you have any top tips for leasehold conveyancing in Birkenhead with the purpose of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Birkenhead can be avoided where you appoint lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the buyers’ conveyancers.
If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Obtaining a new share certificate is often a time consuming process and delays many a Birkenhead home move. Where a new share is required, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later. If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be concerned about purchasing a flat where a dispute is ongoing. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to unsettled. Some Birkenhead leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you installed wooden flooring? Birkenhead leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord consenting to such works. If you dont have the approvals to hand do not contact the landlord without contacting your conveyancer in advance.

Birkenhead Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing

It is important to be aware if a new roof is being installed or some other major work is due in the foreseeable future that will be shared amongst the tenants and may well dramatically increase the the service costs or necessitate a specific invoice. How many of the leaseholders are in arrears for their service charge payments? Be sure to investigate if there is anything that is prohibited in the lease. For example plenty of leases prohibit pets being allowed in in a block in Birkenhead. If you love the flatin Birkenhead yet your cat is not allowed to live with you then you have a very hard choice.