My fiance and I decided to purchase a newbuild apartment in Hoole with a loan from Aldermore.We use our Hoole conveyancing practitioner but Aldermore says his firm is not on their "panel". It seems we are left with no choice but to instruct a Aldermore panel firm or keep our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Aldermore use our lawyer?

No, not really. The home loan issued to you contains various provisions, a common one being that lawyers must be on the Aldermore conveyancing panel. in the past, most lenders had large numbers of solicitors 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Aldermore

Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who conducted the conveyancing in Hoole 10 years ago no longer exist. What do I do?

Gone are the days when you need to have the physical official documentation to establish that you own the land or property, given that the Land Registry have everything they need in a digital format.

I am looking for a flat up to £235,500 and identified one close by in Hoole I like with amenity areas and transport links nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Hoole in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan the shortness of the lease may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

My husband and I are novice buyers - had an offer accepted, yet the selling agent told us that the owners will only move forward if we use the agent's preferred lawyers as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Hoole

We suspect that the owner is unaware of this ultimatum. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your preferred Hoole conveyancing solicitors - not the ones that will give the estate agent a introducer fee or achieve conveyancing targets demanded by senior management.

My wife and I have selected a Hoole conveyancing solicitor for our house purchase (FTB’s) and have picked up in the Ts and Cs that they are not governed by the Financial Conduct Authority. Should I be worried or is that standard with solicitor?

We can't see why they should be. Most solicitor don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who dictate specific stipulations regulating amounts held on client account.