After what seems like an age a loan agreement from Nationwide for the refinancing of my single room maisonette is to be issued within the next few days. Could you put forward a cheap conveyancing lawyer in Crosby?

This site is not designed to aid those in pursuit of the cheapest conveyancing solicitors in Crosby. Our aim is to provide excellent value conveyancing but our intention is not to work with the cheapest lawyers. Do not be seduced by brokers enticing you with low cost conveyancing in Crosby. The optimum outcome, in being led by low cost conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in extras and still not end up with the service required.

Due to complete my purchase in Crosby next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These requirements are not limited to conveyancing in Crosby.

We're in Crosby, First timers buying with a mortgage (lender is Aldermore , and our solicitor is on the Aldermore conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I'm buying my first flat in Crosby with a mortgage from Yorkshire Building Society. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The sale representative told me not inform my conveyancer about the deal as it could impact my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Our offer on house in Crosby has been agreed to, but there is a chain. The current proprietors have submitted an offer on somewhere, however it’s not yet tied up, and has viewings of other apartments booked. I have instructed a nearby conveyancing lawyer in Crosby. What do I do now? At what point do I apply for the mortgage with Clydesdale?

It is understandable to have anxieties where there is an associated chain given your reluctance to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Crosby conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the Clydesdale approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your transaction, desire for the property and on the state of the market. During a buoyant market many buyers would apply for the mortgage with Clydesdale and pay for the valuation and only if it comes back ok would they ask their property lawyer to press on with searches.