Me and my wife are purchasing property in Hoole. My Conveyancer is not listed on the bank solicitor list. Am I still permitted to use my Hoole conveyancing solicitor notwithstanding that they are excluded from the mortgage company list of approved lawyers?

You must use a property lawyer to complete the legal work required when you require a loan to purchase your property. The conveyancing practitioner will conduct all the appropriate legal checks on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is in place. One may select a Hoole conveyancing practitioner of your choosing. However, if the conveyancing practitioner appointed is not a member of the bank conveyancing panel additional charges will be levied as separate legal representation will be need by the lender. Conveyancing panel applications may be submitted, so provided your conveyancer has not in the past applied for membership they should take the opportunity to apply.

Completed the sale of my flat in Hoole last May yet the purchaser is SMS messaging every few hours complaining that their conveyancer needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?

Following your house sale your conveyancer is obliged to forward the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Where relevant, your solicitor must also send confirmation that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There are no post completion steps peculiar conveyancing in Hoole.

Can you clarify what the consequences are if my lawyer’s firm is removed from the Coventry BS Solicitor panel ahead of completing my conveyancing in Hoole?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Me and my partner are buying a flat in Hoole. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit our life savings into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

What is the difference between a licensed conveyancer and conveyancing solicitor in Hoole

There are two types of lawyers who can conduct conveyancing in Hoole namely licenced conveyancers or solicitors. Both professionals administer the legal services that you need to complete the sale or purchase of property. Both are obliged to carry out Hoole conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that the necessary steps should be correctly adhered to.

I have decided to exercise my right to buy my property in Hoole off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.

I am buying my first flat in Hoole with the aid of help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not to tell my lawyer about this deal as it could put at risk my mortgage with the lender. 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.