Why would one instruct a Birkenhead conveyancing firm when online conveyancers are so much cheaper?

Its a good idea to contrast conveyancing costs in Birkenhead and you should seek a reasonable estimate but don’t become consumed with scouring the internet for the lowest priced Birkenhead conveyancer. Locating the right conveyancer can be the difference between a smooth and a stressful house move. You need to ensure that you have expert advice from an experienced lawyer. Emails can't replace a telephone discussion and can never replicate a face to face appointment. Our partner firms will appoint you a qualified and experienced conveyancing solicitor who can handle your conveyancing from beginning to end, giving the sort of continuity that you are unlikely to received from an internet conveyancer. Our lawyers will keep you updated on any developments and keep you informed. Should you need to contact the office you will be sure who to ask for and they will be sure you are kept fully informed.

I purchased a freehold premises in Birkenhead but still charged rent, why is this and what is this?

It is rare for properties in Birkenhead and has limited impact for conveyancing in Birkenhead 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 date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

I can see plenty of information on this site about conveyancing in Birkenhead but can you isolate your top tip for selecting the right conveyancer in Birkenhead

Do not opt for the lowest Birkenhead conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

This question may be naive but I am unexperienced as a 1st time buyer of a two bedroom flat in Birkenhead. Do I pick up the keys to the house on completion from my lawyer? If so, I will find a High Street conveyancing solicitor in Birkenhead?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.

My offer was accepted on a house in Birkenhead on 15/10/2024, valuation was booked five days after, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Are Principality entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.

I opted to have a survey carried out on a property in Birkenhead prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend refuse to issue a loan on this type of house.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Birkenhead. Conveyancing may be slightly more expensive based on your lender's requirements.

In relation to leasehold conveyancing in Birkenhead what are the most common lease problems?

Leasehold conveyancing in Birkenhead is not unique. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

You may encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Barnsley Building Society, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.

Birkenhead Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Most Birkenhead leasehold flats will incur a service charge for the upkeep of the block invoiced on behalf of the landlord. Should you purchase the flat you will have to meet this charge, usually periodically accross the year. This can differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent to be met yearly, normally this is not a large sum, say approximately £25-£75 but you should to check it because occasionally it can be many hundreds of pounds. Its a good idea to find out as much as you can concerning the company managing the block as they will either make living at the property much easier or problematic. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to every day matters such as the upkeep of the common parts. Enquire of other people whether they are happy with them. Finally, find out the dates that the service fees are due to the appropriate party and specifically what it includes. Are there any major works in the near future that could add a premium to the maintenance charges?