lenderpanel

Find a Liverpool Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Liverpool? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Liverpool conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Liverpool conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Liverpool

Unfortunately I am unable to travel far from Liverpool. I would like to know the logic why all Liverpool conveyancing practitioners aren't included on all lender panels?

Mortgage Companies normally impose restrictions on either the nature or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a practice must have at least two partners. In addition to restricting the type of firm, some banks made a decision to limit the size of their panel they allow to act for them. It is worth noting that banks have no responsibility for the accuracy of service supplied by any Liverpool conveyancer on their panel. Mortgage fraud was the primary trigger for the reduction of solicitor panels from 2008 notwithstanding that there are differing opinions concerning whether solicitors sat at the center of that fraud. Statistics published by HMLR reveal that thousands of law organisations only transact one or two conveyances annually. Those advocating conveyancing panel pruning ask why conveyancing firms should have any entitlement to be listed on a conveyancing panel when it is apparent that property law is not their speciality?

I am due to exchange contracts on my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being difficult. The Liverpool solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Intending to buy a flat in Liverpool. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Liverpool conveyancing practitioner is on the Nottingham conveyancing panel.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Liverpool solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Liverpool surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Should my lawyer be making enquiries about flooding as part of the conveyancing in Liverpool.

Flooding is a growing risk for lawyers dealing with homes in Liverpool. There are those who buy a house in Liverpool, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a numerous checks that may be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Liverpool. The standard information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to discover if the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a purchaser may bring a compensation claim as a result of such an incorrect answer. A buyer’s conveyancers may also order an enviro report. This will reveal whether there is any known flood risk. If so, additional investigations should be conducted.

I have justfound out that Wolstenholmes have closed. They conducted my conveyancing in Liverpool for a purchase of a freehold house 18 months ago. How can I check that my home is in my name in the name of the previous owner?

The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Liverpool conveyancing specialists.

My company is planning to take over a lease of an office on the high street. Can you recommend lawyers offering no-move-no charges for non-domestic conveyancing in Liverpool for less than £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Liverpool, including the disposal and acquisition of businesses as well as simply property. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or phone us so that we can provide you with a fixed commercial conveyancing quote.

Last updated

Neighbouring Locations

Kirkdale
Birkenhead
Liverpool
Merseyside
Edge Hill
Fairfield
Dingle

Find out more about how flying freehold can affect your the value of a property.