Me and my fiance are planning to acquire a 3 bedroom flat in Frodsham with a mortgage. We have a Frodsham lawyer, however the bank says he's not on their "panel". It appears that we have no option but to instruct one of the lender panel solicitors or retain our Frodsham lawyer and pay for one of their panel ones to represent them. We consider that this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Frodsham conveyancing lawyer to apply to be on the conveyancing panel.

I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather use a specialised conveyancing solicitor in Frodsham?

Do check but the the likelihood is that appoint one of their panel solicitors where you take up the "fee-free" deal. Speak to the mortgage company to check if they make available a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Frodsham.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Frodsham?

There are two types of lawyers who can carry out conveyancing in Frodsham namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that required to complete the sale or acquisition of property. They are both duty bound to conduct Frodsham conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly conducted and that all necessary steps will be appropriately adhered to.

We expect to receive a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Frodsham solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Frodsham solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I am selling my apartment. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being pedantic. The Frodsham solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.

What does commercial conveyancing in Frodsham cover?

Frodsham conveyancing for business premises incorporates a wide array of services, offered by qualified 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 mortgages and the termination of leases.

I’m about to sell my basement apartment in Frodsham. Conveyancing has not commenced, but I have recently received a quarterly maintenance charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal because all rents and service charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Frodsham Leasehold Conveyancing - A selection of Queries Prior to buying

The answer will be helpful as a) areas may result in problems in the building as the communal areas may start to deteriorate if maintenance remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have complete disclosure Generally speaking the cost for major works are not included within maintenance charges, albeit that there some managing agents in Frodsham ask leasehold owners to pay into a reserve fund and this is used to offset against larger works. The majority of Frodsham leasehold apartments will incur a service charge for maintenance of the building invoiced on behalf of the management company. If you buy the flat you will have to meet this charge, normally periodically accross the year. This can vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent to be met yearly, normally this is not a exorbitant amount, say approximately £25-£75 but you need to enquire it because sometimes it could be many hundreds of pounds.