Me and my fiance are intending to acquire a 1 bedroom flat in Merseyside with a mortgage. We have a Merseyside solicitor, however the lender says she’s not on their "panel". It seems we have little choice but to instruct one of the mortgage company panel conveyancing practices or retain our Merseyside property lawyer and pay for one of their panel firms to represent them. We feel that this is inequitable; can we not insist that the bank use our Merseyside property lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Merseyside conveyancing solicitor to apply to be on the conveyancing panel.
We are buying a detached bungalow in Merseyside. We would like to an extension at the rear at the property.Will legal work on the property involve enquiries to determine if these works are allowed?
Your property lawyer will check the registered title as conveyancing in Merseyside will sometimes identify restrictions in the title deeds which prohibit certain alterations or require the consent of a 3rd party. Some additions require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
is it true that all Merseyside solicitor practices on the Clydesdale conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
I have paid off my mortgage with Coventry BS. I assume I don't need a Merseyside conveyancer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I have todaybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Merseyside for a purchase of a leasehold flat 12 months ago. How can I check that the property is in my name in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Merseyside conveyancing specialists.
How does conveyancing in Merseyside differ for newly converted properties?
Most buyers of new build premises in Merseyside come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Merseyside typically buy the real estate, 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 accustomed to new build conveyancing in Merseyside or who has acted in the same development.
What is different about your site and alternative online quote calculators when it comes to conveyancing in Merseyside?
At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Merseyside. As opposed to estate agents and brokerage sites we do not operate commission arrangements with solicitors. Many agents and online brokers 'recommend' solicitors that pays the highest kickback, not the best value conveyancing in Merseyside