My partner and I are intent on acquiring a flat in Bootle. My lawyer is not listed on the bank conveyancing panel. Can I still appoint my Bootle conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?

You have a number of choices available to you here

• Complete the deal with your preferred Bootle conveyancing practitioner but your mortgage company will need to appoint a conveyancer from their approved panel. This will result in additional fees and likely delay.
• Get a fresh property lawyer to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Appeal to your solicitor to apply to join the bank panel

The owners have very pushy vendors who has recommended a preliminary agreement with a payment two thousand pounds. Is it wise to enter into such agreements?

This type of preliminary agreement is unusual in Bootle, conveyancers are not keen on them as they detract from the main conveyancing focus and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. Secondly, there is no assurance that just because the proprietor has executed a lock out contract they will complete the sale with you. They may be motivated to break the contract if they are offered sufficient incentive to do so because a wronged buyer with the benefit of a lockoutcontract will still be legally obliged to establish consequential losses from the breach and this may not compare to the financial upside that your seller may secure by reneging on the agreement, however morally unworthy it undoubtedly is.

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Bootle. My lender is Accord Mortgages

Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 29/4/2024, the requirements read as follows :

The estate agent has sent us the confirmation of our purchase of a new build apartment in Bootle. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bootle

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

My brother mentioned that before choosing a conveyancing solicitors they must be approved by your bank. This is my first home move but I have an AIP from Birmingham Midhshires and I already have a high street conveyancing lawyer in Bootle at the ready. Will Santander insist on an approved solicitor to be used? Does a directory of panel conveyancers even exist so I can appoint a conveyancing solicitor in Bootle?

You need to choose a solicitor that is on the Santander panel. Just telephone your chosen Bootle conveyancing lawyer and ask if they are on the Santander panel. If they are not approved you have a couple of choices open to you here:

• Carry on with your preferred Bootle conveyancer but Santander will undoubtedly retain a solicitor from their approved panel. The net impact is additional charges and likely delay.
• Get a fresh property lawyer to conduct the conveyancing, making sure they are on the Santander conveyancing panel.
• Convince your conveyancer to do everything within their powers to get listed on the Santander panel of solicitors.