Much to our surprise we have been notified by our broker that my Litherland the law firm I have appointed is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?

You need to call your Litherland lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

How up to date is your database of Litherland solicitors on the conveyancing panel? Do send you an updated list?

Litherland conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

My wife and I purchasing a terrace house in Litherland. The intention is to an extension at the rear at the house.Will legal conveyancing on the property involve enquiries to see if these works are permitted?

Your conveyancer will review the registered title as conveyancing in Litherland can on occasion identify restrictions in the title documents which prohibit certain works or need the consent of another owner. Many additions call for local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

Does a directory service exist listing panel solicitors in Litherland on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the CML or Building Society Association sites. Very few mortgage companies make their panel listings visible on the web. If you are seeking to appoint a Litherland on the please use our tool.

It is unclear whether my lender requires a lease extension. I have called into my local Litherland building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Litherland conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their published requirements. I have no idea who is right.

The must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

We're FTB’s - had an offer accepted, yet the estate agent informed us that the seller will only issue a contract if we appoint the agent's recommended lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Litherland

We suspect that the owner is not behind this ultimatum. Should the vendor desire ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are serious purchasers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Litherland conveyancing lawyers - not the ones that will earn the estate agent a kickback or meet his conveyancing targets set by corporate headquarters.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Litherland. Conveyancing advisers have are about to be instructed. Will they explain the issues?

Most houses in Litherland are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Litherland in which case you should be looking for a Litherland conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the estate where the property is located on an estate. Your conveyancer should report to you on the legal implications.

I own a studio flat in Litherland, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Litherland with over 90 years remaining are worth £165,000. The ground rent is £45 levied per year. The lease ceases on 21st October 50

With 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.