We note that you have a post code search directory identifying solicitors on the Bank of Ireland conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Merseyside?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Merseyside.
I had intended to instruct a property lawyer in Merseyside for our home move. Our financial adviser informed us that our bank Barnsley Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Pre- 2008 most lenders had a different appetite for risk. Almost all Merseyside conveyancing firms would have been on many bank panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms regarding their operations and their employees as well as establishing certain criteria such a completing on a minimum amount of transactions. Many Merseyside conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Merseyside is amongst the hundreds of areas where the solicitors showing on our search results are members of the panel for Barnsley Building Society.
Can I be sure that the Merseyside conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Merseyside obtaining recommendations is a good starting point. 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 which is cheap as chips. We would always advise that you speak with the lawyer conducting your conveyancing.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Merseyside bank branch on various occasions and was told it wasn't a problem and they will lend. My Merseyside conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?
The conveyancer must comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Merseyside solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 Merseyside 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.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who handled the conveyancing in Merseyside 5 years ago no longer exist. Will I be able to sell the house?
Assuming you have a registered title the information relating to your ownership will be documented by HMLR under a Title Number. It is possible to perform a search at the Land Registry, locate your property and order up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Merseyside and how can you help?
The 1954 Act provides security of tenure to business lessees, granting the a statutory right to make a request to court for a renewal lease and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Merseyside is one of the hundreds of locations in which our lawyers have offices