Are you able to suggest a National Westminster Bank allowed Birkenhead conveyancing conveyancer finish our house move within a very limited time frame? Would it be better to use a high street Birkenhead firm or a factory type firm?

We can recommend some very good Birkenhead conveyancing firms. You can also walk up the main road in Birkenhead. Approach a couple of law practices and ask to see a conveyancing solicitor for a fee estimate. Discuss your deadline together with your reasons and get an assurance on your deadline. Select the lawyer that you trust.

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

If you are buying a property in Birkenhead your solicitor will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the total price then this will be required immediately ahead of contracts are exchanged. The final balance that is due should be sent to your lawyer shortly before completion.

I opted to have a survey done on a property in Birkenhead in advance of instructing solicitors. I have been told that there is a flying freehold element to the house. The surveyor advised that some lenders will not give a mortgage on this type of property.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Birkenhead. Conveyancing may be slightly more expensive based on your lender's requirements.

I am in need of some leasehold conveyancing in Birkenhead. Before I get started I want to be sure as to the unexpired term of the lease.

Assuming the lease is registered - and almost all are in Birkenhead - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Birkenhead Conveyancing for Leasehold Flats - A selection of Queries before buying

Its a good idea to find out as much as possible about the company managing the block as they will either make life much simpler or problematic. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day matters like the tidiness of the common parts. Enquire of other tenants if they are happy with their management. In conclusion, find out the dates that you are obliged pay the service charge to the managing agents and specifically what you get for your money. The answer will be helpful as a) areas may cause problems for the block as the common areas may start to deteriorate if repairs are not paid for b) if the leaseholders have an issue with the running of the building you will wish to have complete disclosure How many of the leaseholders are in arrears for their service charge payments?

Our conveyancer in Birkenhead has discovered a a legal deficiency with the lease for the flat we are buying in Birkenhead. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer has advised that as he is on the bank conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the bank?

Just because you have a mortgage offer from the lender does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Birkenhead conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. These conveyancing instructions have to be complied with by the mortgage company conveyancing panel who has to balance acting for you and the lender