AssumingI were to buy a simple residential housein Hoylake for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Hoylake?

The sole saving you would achieve is the Hoylake conveyancing searches. The lawyer still be obliged to do everything else - money laundering, correspond with your vendors property lawyer, SDLT submission, register the property etc. A slight saving might be made by not needing to register a charge but it will not be meaningful.

We are looking to buy a house and need a conveyancing solicitor in Hoylake who is on the Principality approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Hoylake.

My aunt passed away last year and as sole heir and executor I was left the property in Hoylake. The house had a small mortgage remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?

If you plan to refinance then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.

Are there restrictive covenants that are commonly picked up during conveyancing in Hoylake?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Hoylake. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

The estate agent has sent us the confirmation of our purchase of a new build flat in Hoylake. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hoylake

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?