Why do I have to pay up front for conveyancing in Liverpool?
If you are buying a property in Liverpool your lawyer will ask you put them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. When the deposit is payable against the purchase price then this will be needed shortly before exchange of contracts. The final balance that is due will be payable shortly before completion.
I am looking to buy a flat and need a conveyancing solicitor in Liverpool who is on the Accord Mortgages Ltd solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Accord Mortgages Ltd in certain locations such as Liverpool. We dont recommend any particular firm.
Me and my partner are buying a apartment in Liverpool. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit our life savings into their account. What protection do 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.
My husband and I have arranged a further advance on our home loan from Santander as we wish to conduct a loft conversion to our property in Liverpool. Are we obliged to choose a bricks and mortar Liverpool solicitor on the Santander conveyancing panel to handle the legals?
Santander do not ordinarily require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Liverpool conveyancing lawyers have been appointed. How long does it take for Bank of Ireland to issue the offer to the conveyancer?
There is no definitive answer here. Have Bank of Ireland completed the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My wife and I purchased a semi-detached Victorian house in Liverpool. Conveyancing solicitor acted for me and Barnsley Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the matching property. Is it worth asking Barnsley Building Society to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Liverpool and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
Do I need to be wary by third parties that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Liverpool conveyancing company?
As is the case with many service providers, often input from relatives can be extremely useful or valuable. But there are many players in a conveyancing deal; estate agents, mortgage brokers and lenders may put forward solicitors to use. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You are at liberty to choose your own conveyancer. Don't forget that most mortgage providers specify a panel list of solicitors you must use for the lender aspect of your home move.