We are planning to acquire a 3 bedroom flat in Birkenhead with a mortgage. We have a Birkenhead lawyer, however the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Birkenhead solicitor as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?

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 Birkenhead conveyancing solicitor to apply to be on the conveyancing panel.

When can the exchange of contracts take place for domestic conveyancing in Birkenhead and am I required to attend the conveyancers branch?

If you are near to one of the conveyancing solicitors in Birkenhead you are welcome to come in to sign the paperwork. However, the law practices we recommend provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when communicating with you by post or email. The executing of the purchase agreement is not the point of no return. Signing on the dotted line is necessary for the firm to officially exchange at the appropriate time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Birkenhead)to be in the office at the appropriate time.

Due to the input of my in-laws I had a survey completed on a house in Birkenhead before instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies will not grant a loan on such a home.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Birkenhead. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Birkenhead to see if the conveyancing costs will increase in light of this.

In my capacity as executor for the estate of my father I am selling a house in Newport but reside in Birkenhead. My conveyancer (approximately 235 miles awayrequires that I sign a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Birkenhead to attest and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Birkenhead based

What advice can you give us when it comes to choosing a Birkenhead conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Birkenhead conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Birkenhead conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

If they are not ALEP accredited then what is the reason?

I own a studio flat in Birkenhead, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Birkenhead with over 90 years remaining are worth £181,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2075

With only 50 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.