Can I be sure that the Birkenhead conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Birkenhead obtaining recommendations is a good start. 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 advertising the lowest fees. We would always recommend that you speak with the lawyer handling your conveyancing.
My partner and I have organised a further advance on our mortgage from Yorkshire BS as we want to carry out alterations to our property in Birkenhead. Do we need to appoint a local Birkenhead solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS don't usually appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.
My offer on a house in Birkenhead has been accepted, the sellers do however have a tied purchase. The sellers have offered on a flat, however it’s not yet tied up, and have viewings of other flats booked. I have instructed a local conveyancing solicitor in Birkenhead. What should be my next step? When do I get the mortgage application with TSB going?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Birkenhead conveyancing search charges, etc). The first thing to do is check that your property lawyer is on the TSB conveyancing panel. Regarding the next phase this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. During a hot market the majority of home buyers will apply for the mortgage with TSB and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.
Should my conveyancer be raising questions about flooding during the conveyancing in Birkenhead.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Birkenhead. There are those who acquire a property in Birkenhead, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Birkenhead. The standard property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may issue a claim for damages as a result of such an incorrect response. A buyer’s lawyers should also order an environmental report. This should higlight whether there is a recorded flood risk. If so, further investigations will need to be initiated.
How does conveyancing in Birkenhead differ for new build properties?
Most buyers of new build premises in Birkenhead come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Birkenhead tend to 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 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 Birkenhead or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Birkenhead is where the house is located. Can you offer any opinion?
Flying freeholds in Birkenhead are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Birkenhead you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birkenhead may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I've recently bought a leasehold house in Birkenhead. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a 1st floor flat in Birkenhead, conveyancing formalities finalised April 2011. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Birkenhead with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease finishes on 21st October 2075
With 51 years left to run we estimate the price of your lease extension to span between £30,400 and £35,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.