We are buying a brand new flat in Litherland and my solicitor is advising me that she is duty bound to the mortgage company to reveal incentives from the developer. The Estate Agents are hassling me to sign contracts and my preference is not to delay deal. Is my lawyer right?

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

I am purchasing a new build house in Litherland with a loan from Accord Mortgages Ltd. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not inform my conveyancer about this deal as it will jeopardize my mortgage with the bank. Is this normal?.

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.

How does the Landlord & Tenant Act 1954 affect my business property in Litherland and how can you help?

The particular law that you refer to affords protection to commercial lessees, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Litherland

I need to instruct a conveyancing solicitor for residential conveyancing in Litherland. I have discover a site which appears to be the perfect offering If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I’m about to sell my garden apartment in Litherland. Conveyancing is yet to be initiated, however I have just received a half-yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as usual because all ground rent and maintenance invoices will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Litherland Leasehold Conveyancing - Sample of Queries before buying

It would be wise to find out as much as you can regarding the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to day to day issues such as the tidiness of the communal areas. Ask prospective neighbours whether they are happy with their management. On a final note, be sure you know the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending the funds. Who are the managing agents?