I am planning to acquire a flat and require a conveyancing solicitor in Litherland who is on the The Royal Bank of Scotland approved. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Litherland. We dont recommend any particular firm.

This question may be naive but I am unexperienced as a 1st time buyer of a garden flat in Litherland. Do I collect the keys to the premises on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Litherland?

On the day of completion you do not need to attend the conveyancers office in Litherland. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s solicitors, and once they have received this, you should be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

I happen to be the sole beneficiary of my late grandmother’s will and I have everything in my name alone, including the my former home in Litherland. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship could be treated the same way as if I'd bought the house in November. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view lenders take of it, depend on the bank as this obligation is chiefly there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

Planning on purchasing a maisonette in Litherland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Litherland conveyancing practitioner is on the Virgin Money conveyancing panel.

I'm buying my first flat in Litherland with the aid of help to buy. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my conveyancer about this deal as it would adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Due to the advice of my in-laws I had a survey completed on a house in Litherland ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders may refuse to issue a loan on a flying freehold premises.

It depends who your proposed lender is. HSBC has different requirements from Halifax. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Litherland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Litherland to see if the conveyancing will be more expensive.

I was advised by a few property agents in Litherland to find a conveyancer on your site. Is there a financial incentive for Estate Agents to recommend your lawyers over another?

We don’t give any commission for sending work to this site. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.