We are buying a 1 bedroom flat in Bebington with a mortgage. We like our Bebington solicitor, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Bebington lawyer and pay for one of their panel ones to act for them. We consider that this is inequitable; can we not insist that the mortgage company use our Bebington property lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Bebington conveyancing lawyer to apply to be on the conveyancing panel.

It is is a decade since I purchased my property in Bebington. Conveyancing lawyers have now been instructed on the sale but I can't find the deeds. Is this a major issue?

Don’t worry too much. First there is a possibility that the deeds will be kept by the mortgage company or they may stored with the solicitor who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Bebington relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.

Just had an offer accepted on a new build flat in Bebington. 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 conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Bebington

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I decided to have a survey done on a house in Bebington before retaining conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some banks tend refuse to issue a mortgage on a flying freehold house.

It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bebington. Conveyancing will be smoother if you use a solicitor in Bebington especially if they are acquainted with such properties in Bebington.

Much to my surprise my solicitor in Bebington has requested from me personal identification documents asserting that this forms part of his requirements as a solicitor on the lender Conveyancing panel. Can this be correct?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Bebington