What is the difference between a licensed conveyancer and conveyancing solicitor in Merseyside
There are many registered licenced Conveyancers in Merseyside and Solicitor practices in Merseyside who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I have been advised by my solicitor that flying freehold insurance is necessary on my purchase. What is the level of cover for Merseyside conveyancing?
The appropriate level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such policies.
Does a directory service exist listing Santander panel solicitors in Merseyside on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings open the public over the internet. Where you are looking for a Merseyside property lawyer on the Santander please make the most of our facility.
My friend advised me that where I am purchasing in Merseyside I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Merseyside conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Merseyside around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Merseyside Education with plans and statistics, Local Amenities and other useful information about Merseyside.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who handled the conveyancing in Merseyside 4 years ago are no longer around. What do I do?
You no longer need to have the physical official documentation to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
Should I choose a Merseyside conveyancing lawyer who is local to the property I am purchasing? An old friend can carry out the legal work however they are based a couple of hundredmiles drive away.
The primary upside of using a local Merseyside conveyancing firm is that you can pop in to execute documents, present your ID and apply pressure on them where appropriate. Having local Merseyside know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and the majority were content that must surpass using an unfamiliar Merseyside conveyancing lawyer solely due to them being Merseyside based.
I am employed by a busy estate agency in Merseyside where we have witnessed a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Merseyside conveyancing solicitors. Can you confirm whether the vendor of a flat can instigate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I inherited a ground floor flat in Merseyside, conveyancing having been completed 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Merseyside with an extended lease are worth £176,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2075
With only 50 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.