The Wirral conveyancing firm handling our Wirral conveyancing has spotted an inconsistency when comparing the assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer has advised that he is obliged to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action right?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
A relative pointed out to me me that in buying a property in Wirral there could be various restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in Wirral which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Wirral should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had appointed solicitors located in Wirral on the TSB solicitor approved list. They have just billed me a further amount for dealing with the TSB mortgage. Is this an additional conveyancing fee set by TSB?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancer may levy a fee for this. This charge is not dictated by TSB but by your Wirral conveyancing practitioner. Numerous firms on the TSB panel will charge an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
My offer on a property in Wirral has been accepted, but there is a chain. The owners have put an offer on somewhere, but it’s not been accepted yet, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Wirral. What do I do now? When do I get the mortgage application with Skipton going?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Wirral conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Skipton approved list. As to the subsequent stages this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. During a hot market many home buyers would apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Wirral.
I need to instruct a conveyancing practitioner in Wirral for my home move. Can I check a firm’s record with the legal regulator?
You can review published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may recorded call for training reasons.
Do you have any advice for leasehold conveyancing in Wirral with the aim of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Wirral can be reduced if you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the buyers’ representatives. Some Wirral leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Arranging a re-issued share certificate can be a time consuming formality and delays many a Wirral home move. Where a duplicate share is necessary, you should approach the company officers or managing agents (where relevant) for this sooner rather than later. Many freeholders or managing agents in Wirral levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Wirral. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Wirral state that internal structural alterations or installing wooden flooring calls for a licence issued by the Landlord consenting to such works. Should you fail to have the consents in place you should not contact the landlord without checking with your solicitor in advance.
I invested in buying a studio flat in Wirral, conveyancing was carried out May 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Wirral with an extended lease are worth £201,000. The ground rent is £45 yearly. The lease expires on 21st October 2090
You have 65 years left to run we estimate the price of your lease extension to range between £13,300 and £15,400 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
Our offer on property in Wirral has been accepted, but there is a chain. The vendors have offered on somewhere, although it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Wirral. What should be my next step? At what stage should I apply for the mortgage with Virgin Money?
It is usual to have anxieties where there is an associated chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Wirral conveyancing search costs, etc). First, you should check that your conveyancer is on the Virgin Money conveyancing panel. Concerning the next stages this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. During a hot market some purchasers would apply for the mortgage with Virgin Money and arrange for the survey and only if it comes back ok would they request their solicitor to press on with searches.