My lawyer in Edge Hill is not listed on the Conveyancing Panel. Can I still continue with my prefered solicitor notwithstanding that they are excluded from the approved list?

The limited options open to you here include:

1. Complete the purchase with your existing Edge Hill solicitors but will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the overall legal charges and cause delays.
2. Get a new lawyer to act in the conveyancing, remembering to check they are approved.
3. Persuade your solicitor to try to join the panel

I'm the single beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Edge Hill. The Edge Hill property was put into my name in . I now wish to sell up. I do know about the CML 6 month 'rule', which means that my property ownership could be considered the same way as though I had purchased the property in . Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some mortgage companies would take a sensible view as this obligation is chiefly there to identify the purchase and immediately sell or the flipping of properties.

The formalities of my remortgage has taken place for my property in Edge Hill. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I was told two weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Edge Hill is approved on their conveyancing panel? have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying my first flat in Edge Hill benefiting from help to buy. The developers refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my lawyer about this side-deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I have been on the look out for a ground for flat up to £305k and found one near me in Edge Hill I like with a park and transport links nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Edge Hill suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage that many years may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

Back In 2004, I bought a leasehold house in Edge Hill. Conveyancing and mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Edge Hill who previously acted has long since retired. Any advice?

The first thing you should do is contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Edge Hill conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Edge Hill Leasehold Conveyancing - A selection of Questions you should consider before buying

Please note if it is no more than eighty years it will impact the value of the apartment. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will probably have to extend the lease at some point and it is worth discovering how much this would cost. Remember, in most cases you would be be obliged to have been the owner of the premises for two years before you are eligible to exercise a lease extension. It would be wise to discover as much as you can regarding the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to every day issues like the tidiness of the communal areas. Ask other people what they think of their management. Finally, be sure you understand the dates that you are obliged pay the maintenance charge to the managing agents and specifically what it includes. How much is the ground rent and service charge?