Is it the case that all Bootle solicitors on the Yorkshire BS conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.

We are getting a further advance on our mortgage from Virgin Money as we intend to carry out a loft conversion to our property in Bootle. Do we need to select a bricks and mortar Bootle solicitor on the Virgin Money conveyancing panel to deal with the paperwork?

Virgin Money don't usually require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.

I am buying a property in Bootle. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?

As your lender is Bank of Ireland your lawyer must check the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to meet these specifications. The conditions relate to the installation of panels on properties countrywide and is not restricted to Bootle.

We are buying a house and the lawyer has mentioned Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. He has recommended insurance. Is this really necessary for conveyancing in Bootle

Unless a previous purchase of the house completed after 12 October 2013 you could assume that solicitors carrying out conveyancing in Bootle to remain recommending a chancel search and or insurance against a claim.

I am buying a new build apartment in Bootle. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Bootle

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Please confirm the Lease plans are architect prepared. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Over the last few months I have been searching for a flat up to £235,500 and found one near me in Bootle I like with a park and railway links nearby, however it's only got 51 remaining years left on the lease. There is not much else in Bootle for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

What does commercial conveyancing in Bootle cover?

Bootle conveyancing for business premises covers a broad range of services, given by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.