We are intending to purchase a 2 bedroom apartment in Edge Hill with a mortgage. We have a Edge Hill conveyancer, however the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Edge Hill lawyer as well as pay for one of their panel firms to represent them. This feels very unfair; are we not able to insist that the mortgage company use our Edge Hill solicitor ?

Unfortunately,no. The mortgage offered to you 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. Another option that might be available is for your Edge Hill conveyancing lawyer to apply to be on the conveyancing panel.

Is it the case that all Edge Hill CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?

It is true that some lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being pedantic. The Edge Hill solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Leeds Building Society have agreed my mortgage in principle, my offer on a flat in Edge Hill has been accepted, now what?

The property agent will wish to know who your solicitors are (make sure the solicitors are on the bank’s panel). Call up Leeds Building Society or the financial adviser and complete any relevant paperwork. Leeds Building Society will sellect a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Edge Hill.

Are there restrictive covenants that are commonly picked up during conveyancing in Edge Hill?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Edge Hill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am using a search engine for the phrase conveyancing in Edge Hill it shows results of many conveyancersin the vicinity. How do I determine which is the right conveyancing solicitor for the sale of my house?

The best way of seeking the right conveyancer is via trusted recommendation, so seek the guidance of colleagues and relatives who have acquired a property in Edge Hill or a reputable estate agent or financial adviser. Charges for conveyancing in Edge Hill differ, so it's a good idea to secure at least four estimates from different law firms. Make sure that you know what costs in the quote includes.

I've recently bought a leasehold house in Edge Hill. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Edge Hill - Sample of Questions you should consider before buying

Please note if it is fewer than 80 years it will have adverse implications on the salability of the flat. Check with your mortgage company that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this will be. For most Edge Hilllease extensions you would need to own the property for two years before you are entitled to extend the lease. Is anyone aware of any major works in the planning that could add a premium to the service charges? Does this lease have more than 85 years remaining?