is it true that all Merseyside solicitor practices on the Principality conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the SRA. Many banks do permit licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
How can we tell if a Merseyside conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Merseyside seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your conveyancing.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Merseyside property lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I purchased a terraced Edwardian house in Merseyside. Conveyancing lawyer represented me and Bank of Ireland. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the matching property. Is it worth asking Bank of Ireland to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Merseyside and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing practitioner who carried out the work.
How does conveyancing in Merseyside differ for newly converted properties?
Most buyers of new build premises in Merseyside approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Merseyside tend to buy the land, 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 conveyancers 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 Merseyside or who has acted in the same development.
I am looking for a leasehold apartment up to £235,500 and found one close by in Merseyside I like with a park and station in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Merseyside for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage that many years may be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
I was recommended by numerous property agents in Merseyside to get a quote from a solicitor using your seach tool. What’s the financial advantage for Estate Agents to market your lawyers ahead of alternative conveyancing organisations?
We refuse to make any commission for directing people to this site. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.