Are the BSA planning on creating a online directory to to identify firms on the Loughborough BS conveyancing panel for instance in Sefton?
We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.
Can you help - my lawyer advises that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Sefton?
The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
My partner and I have organised a further advance on our mortgage from RBS as we wish to conduct a loft conversion to our home in Sefton. Do we need to appoint a nearby Sefton solicitor on the RBS conveyancing panel to handle the legals?
RBS do not ordinarily appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
I am expecting a OIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Sefton solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Sefton solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
It has been 3 months following my purchase conveyancing in Sefton completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the encouragement of my in-laws I had a survey completed on a property in Sefton prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend refuse to grant a loan on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sefton. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I choose a Sefton conveyancing lawyer in close proximity to the house I am buying? We have a good friend who can perform the legal work however his firm is located a couple of hundredmiles away.
The benefit of a local Sefton conveyancing practice is that you can pop in to sign paperwork, hand in your ID and apply pressure on them if necessary. Having local Sefton know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were happy that should surpass using an unknown Sefton conveyancing solicitor solely due to them being local.