I have just been advised by my mortgage broker that my West Kirby solicitor is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?
The best course of action for you to take is to call your West Kirby conveyancer. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
I own a freehold house in West Kirby but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in West Kirby and has limited impact for conveyancing in West Kirby but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
We're in West Kirby, First time buyers purchasing with a mortgage (lender is Skipton , and our lawyer is on the Skipton conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
How does conveyancing in West Kirby differ for new build properties?
Most buyers of new build or newly converted property in West Kirby come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in West Kirby typically 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 used to new build conveyancing in West Kirby or who has acted in the same development.
I recently become aware that one of the partners of the firm undertaking the purchase conveyancing in West Kirby is an uncle of the seller. Is this permitted?
Provided there is no conflict of interest this is allowable. If you are requiring a mortgage then the mortgage company may have a say as many lenders have specific instructions concerning this. For example for Bradford & Bingley as of 8/11/2019, the requirements read as follows :