Am I correct in assuming that the fact that my solicitor in Birkenhead is not listed on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Birkenhead conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
My partner and I swapping mortgage lender for our penthouse in Birkenhead with Bank of Ireland. We have a son 18 who lives with us. 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, waiving any legal rights in the event that the flat is repossessed. I have two concerns (1) Is this document specific to the Bank of Ireland conveyancing panel as he never had to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong 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 Bank of Ireland. This is solely used to protect Bank of Ireland 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 Bank of Ireland 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.
I have been told that property searches are the number one reason for delay in Birkenhead conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Birkenhead.
I'm converting the mortgage on my primary house to a BTL mortgage with Barclays and I will use the ballance of the raised equity as a deposit on a second property. The location we are interested in is Birkenhead. Will your lawyers be able to act for both sets of lenders and link together the two deals?
Do use our comparison tool on this page to ensure that the lawyers are on the relevant lender panels. Assuming that they are the lawyer will be able to tie up the two transactions but you should have a chat with you solicitor and communicate your desired outcome and needs.
In searching the web for the phrase on line conveyancing in Birkenhead it reveals many property lawyersin the area. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?
The preferential method of seeking the right conveyancer is through a personal recommendation, so ask friends and relatives who have bought a property in Birkenhead or a reputable estate agent or mortgage broker. Costs for conveyancing in Birkenhead vary, so it's a good idea to obtain at least three fee estimates from varying types of property lawyers. Dont forget to clarify that the fees are fixed.