I was informed recently by my IFA that my Crosby solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain whether this is indeed the case?
The best course of action for you to take is to call your Crosby lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Crosby conveyancing practice that is on the conveyancing panel for your bank.
Completed the sale of my flat in Crosby last September but the buyer keeps SMS messaging every few hours complaining that her conveyancer is waiting to hear from mine. What should have happened following completion?
Post completion of your house sale your solicitor should send the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where appropriate, your lawyer should also send confirmation that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in Crosby.
Me and my partner are buying a property in Crosby. It might be a silly question but how we can trust a solicitor? On the day of competition we have to deposit money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Have just purchased a repossessed house at auction in Crosby. Conveyancing is required. What are my next steps?
Given that you have now for in every practical sense signed on the dotted line you now have to appoint a conveyancing solicitor quickly as you are faced with a tight a fixed date to complete the transaction. An auction property will have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should hand this to the solicitor working for you ASAP. Do make sure that that you have the requisite funding in place to complete on the date specified in the contract.
We are getting the release of further monies on our home loan from Leeds Building Society as we intend to carry out alterations to our home in Crosby. Do we need to select a bricks and mortar Crosby solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society would not normally instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Crosby I like with amenity areas and station in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Crosby in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
My fiance and I are buying a three room maisonettein Crosby with a residential mortgage from a bank. We like our lawyer in Crosby however our bank inform us now that she’s not on their "panel". Apparently we need to choose one of the our lender panel firms or stay with our Crosby conveyancer and incur the extra fees for one of their panel ones to represent our lender. We feel as though this is unjust; is there anything we can do?
No, not really. The lender mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most lenders had open panels, including almost all conveyancing solicitors in Crosby : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your bank.