Unfortunately I am unable to travel far from Hoole. Can you please clarify why all Hoole property lawyers aren't included on all bank panels?

Banks normally impose restrictions on either the type or volume of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm is required to have at least two partners. As well as restricting the nature of firm, some banks such as HSBC decided to restrict the size of their panel they allow to represent them. You should note that lenders have no liability for the standard of conveyancing given by any Hoole solicitor on their approved list. Increases in mortgage fraud was the primary trigger for the culling of conveyancing panels from 2008 even though there are differing opinions concerning the extent of solicitor involvement in some of that fraud. Data from HMLR reveal that thousands of law organisations only transact one or two conveyances annually. Those advocating conveyancing panel culls ask why law firms should have the right to remain on a conveyancing panel when it is apparent that property law is not their primary expertise?

Due to the input of my in-laws I had a survey completed on a house in Hoole ahead of retaining lawyers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some lenders tend refuse to grant a loan on this type of home.

It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. If you call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hoole. Conveyancing may be slightly more expensive based on your lender's requirements.

I'm remortgaging my primary house to a buy to let mortgage with Bank of Ireland and intend to use the remaining equity as a deposit on further house. The location we are interested in is Hoole. Will your lawyers be able to act for both sets of banks and link together the two deals?

Make use of our search tool on this page to be sure that the solicitors are approved by both mortgage companies. Having checked that they are the lawyer will be able to connect the two transactions but you should have a chat with you solicitor and make clear your expectations and needs.

I am attracted to a couple of flats in Hoole both have about fifty years left on the leases. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the value of the lease deteriorates and results in it becoming more expensive to extend the lease. This is why it is generally wise to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies may be unwilling to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this field.

I acquired a 1st floor flat in Hoole, conveyancing formalities finalised May 1999. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Hoole with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2096

With only 71 years left to run the likely cost is going to span between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.