I am obtaining a mortgage with Nat West. I hope to retain the legal services of a Licensed Conveyancer in Bootle. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
It is 10 years ago since I purchased my house in Bootle. Conveyancing lawyers have just been retained on the sale but I can't track down my title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they could be in the possession of the lawyers who acted in the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Bootle relates to registered property but in the rare situation where your property is unregistered it is more problematic but is not insurmountable.
It is not clear whether my bank requires a lease extension. I have called into my local Bootle bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Bootle conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend based on their published requirements. I simply don't know who is right.
The conveyancing practitioner has to follow the CML Handbook section two requirements for your lender. 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 remaining.
After weeks of negotiation I have agreed a price on an apartment in Bootle. My mortgage broker recommended their conveyancers. I paid an advanced payment of £200. A few days later, the solicitor contacted me to say that they were not on the Kent Reliance 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 Kent Reliance 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.
Principality have agreed my home loan in principle, my bid on a apartment in Bootle has been accepted, what are the next steps?
Your estate agent will wish to be advised as to your conveyancer's details (ensure that the conveyancers are on the bank’s panel). Telephone Principality or your financial adviser and finish off any outstanding forms. Principality will instruct a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Principality will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bootle.
Various internet forums that I have visited warn that are the main cause of obstruction in Bootle house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Bootle.
How does conveyancing in Bootle differ for new build properties?
Most buyers of new build property in Bootle come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Bootle tend to purchase 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 conveyancing solicitors 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 Bootle or who has acted in the same development.