Me and my wife are purchasing an apartment in Grappenhall. My property lawyer is not listed on the bank approved list. Is it possible for me to use my Grappenhall conveyancing solicitor even though they are excluded from the lender list of approved lawyers?

Your options include

• Complete the purchase with your chosen Grappenhall conveyancer but your lender will undoubtedly instruct a conveyancer from their conveyancing panel. The net result is additional cost and likely interruption.
• Choose a fresh conveyancer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
• Convince your conveyancer to pull out all the stops to get accepted on the mortgage company conveyancing panel

We are purchasing a new build duplex in Grappenhall and my conveyancer is informing me that she has to the mortgage company to reveal incentives from the builder. The Estate Agents are hassling me to exchange and I would rather not delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Have completed on a a semi-detached house in Grappenhall , What is the estimated time for the Land Registry to record my ownership? My Grappenhall conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.

There is nothing unique when it comes to conveyancing in Grappenhall registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and if the Land registry have to notify any third parties. As of today approximately three quarters of such applications are fully dealt with within two weeks but some can be subject to longer delays. Registration occurs once the buyer has moved in to the premises thus 'speed' is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer can speak with the land registry and explain the circumstances.

How do I search for a Grappenhall law firm on the Clydesdale conveyancing panel? I drive a motor bike and am happy to travel upto 25kilometers to meet the conveyancer.

You can use the tool on this page. Please pick a lender and your location and you will see a number of Grappenhall conveyancing lawyers located nearest you. We have listed some Grappenhall conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Clydesdale approved list

I own a leasehold flat in Grappenhall. Conveyancing was completed in 21012. I have heard that I should not let the lease length fall too short. Is this right?

Grappenhall residential long term leases are for a fixed period - usually ninety nine years when they started. However a significant appartments in Grappenhall were constructed or converted 20 or more years ago and so such leases now have less than eighty years unexpired. That may sound like plenty of time however Banks, Building Societies and other mortgage institutions tend to need leases to have at least seventy five years remaining to adequate security. Accordingly when you come to sell the property you will need to extend the term of your lease if you are approaching seventy five years. To increase your property value you should be thinking about whether or not to extend your lease well in advance of selling the property. Furthermore advantages to doing so before the lease reaches even eighty years as when the lease is below eighty years the premium you have to pay to extend starts to get a lot more expensive.