Am I correct in assuming that the fact that my conveyancer in Merseyside is not on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Merseyside conveyancing practice and enquire why they are no longer on the approved list for your bank.
My solicitor has identified a a problem with the lease for the flat we are buying in Merseyside. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer has advised that he must ensure that the mortgage company is content with this solution. Who is the client here, us or the mortgage company ?
Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the mortgage company are the client. The appropriate lender provisions must be adhered to.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Merseyside. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Given you plan to refinance then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
My company is looking to lease a unit on a shopping parade. Can you recommend conveyancers offering fixed charges for commercial conveyancing in Merseyside for less than 2k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Merseyside, including the sale and acquisition of businesses as well as simply property. If you are intending to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. Regarding the charges this will depend on the structure and terms of the proposed transaction. Let us have your contact information or phone us so that we may provide you with comprehensive commercial conveyancing calculation.
My brother-in-law has suggested I instruct a conveyancing solicitor in Merseyside. I need to find out if they are listed on the lender's approved list of lawyers. Can you help?
It’s a good idea call the conveyancer to enquire if they are on the bank's panel. Alternatively please get in touch with us and we can investigate and revert. Should the firm not be on the bank panel we we can help find a reputable conveyancing solicitor in Merseyside on the approved list for your lender.