My wife and I are planning to acquire a flat in Liverpool and have appointed a Liverpool conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. have this afternoon contacted us to inform me that they have now hit a problem as our Liverpool lawyer is not on their approved list of lawyers. What do we do from here?

If you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Liverpool solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

Do the Building Society Association intend to launch a searchable register to list firms on the conveyancing panel for example in Liverpool?

LenderPanel has not been advised of any plans on the part of the BSA to develop such a register.

We are getting the release of further monies on our home loan from as we wish to conduct alterations to our home in Liverpool. Do we need to appoint a nearby Liverpool solicitor on the conveyancing panel to deal with the paperwork?

would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the conveyancing panel.

I am due to exchange contracts on my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being a right pain. The Liverpool solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

After shopping around on the internet I have found a Liverpool having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Liverpool postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Liverpool.

The estate agent has sent us the confirmation of our purchase of a new build flat in Liverpool. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Liverpool

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.

What makes your site different to alternative internet conveyancing solicitors when it comes to conveyancing in Liverpool?

At this site secure an accurate costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Liverpool. As opposed to estate agents and brokerage sites we do not operate referral arrangements with solicitors. Some agents and online brokers 'recommend' solicitors that pays the most kickback, rather than the best value conveyancing in Liverpool