Am I correct in assuming that the fact that my solicitor in Merseyside is not listed on my lender's conveyancing panel that there is a problem with the quality of his work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% 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 firm and enquire why they are no longer on the approved list for your lender.
Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial premises in Merseyside?
Many commercial conveyancing solicitors in Merseyside will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Merseyside. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Merseyside.
For every commercial conveyancing transaction in Merseyside it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Merseyside commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Merseyside.
How does conveyancing in Merseyside differ for newly converted properties?
Most buyers of new build or newly converted property in Merseyside come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Merseyside tend to acquire 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 conveyancing solicitors 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 used to new build conveyancing in Merseyside or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a house in Merseyside ahead of appointing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some banks tend refuse to issue a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Merseyside. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Merseyside to see if the conveyancing costs will increase in light of this.
I require the services of a bank panel solicitor in Merseyside. Can you assist?
Unfortunately it’s not apparent why you need a Merseyside panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Merseyside are on their panel . If you do find such a firm in Merseyside not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site