I am need of leasehold conveyancing for an apartment in a relatively new development (five years old) in Crosby. 95% of the properties have already been disposed of. Do I need carry out the local searches for my conveyancing in Crosby?

You would be opening yourself up to an unnecessary risk in failing carrying out Crosby conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your conveyancer conducts them. Where timings and expenses are primary concerns you should discuss with your conveyancer about the viability of search insurance

Is there a list of Aldermore panel solicitors in Crosby on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings available on the web. If you are seeking to appoint a Crosby solicitor on the Aldermore please use our tool.

My wife and I are in the process of looking at houses in Crosby and I am now considering a potential offer. Should I already have a conveyancer appointed at this stage? I will be getting a home loan with Nationwide.

You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are taking out a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.

After weeks of negotiation I have agreed a price on an apartment in Crosby. My financial adviser recommended their conveyancers. I paid an on account payment of £200. Not long after, the conveyancer called me to say that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will our conveyancer be raising questions concerning flooding as part of the conveyancing in Crosby.

Flooding is a growing risk for lawyers conducting conveyancing in Crosby. There are those who buy a house in Crosby, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, however there are a number of searches that can be carried out by the buyer or by their conveyancers which will figure out the risks in Crosby. The standard completed inquiry forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a purchaser may bring a legal claim for losses as a result of such an misleading answer. The purchaser’s solicitors will also conduct an enviro search. This will disclose if there is a recorded flood risk. If so, further inquiries should be made.

In what way can the Landlord & Tenant Act 1954 impact my business offices in Crosby and how can your lawyers assist?

The 1954 Act affords protection to commercial lessees, giving them the right to make a request to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Crosby

My husband and I are first time buyers - had an offer accepted, yet the estate agent informed us that the seller will only move forward if we use their chosen lawyers as they want a ‘quick sale’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Crosby

We suspect that the owner is unaware of this request. Should the seller require ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Crosby conveyancing solicitors - not the ones that will give the estate agent a kickback or hit his conveyancing targets pre-set by head office.