Last August we completed a house move in Merseyside. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Merseyside?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Merseyside. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a form known as a SPIF. If the information provided is misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Merseyside.

When will exchange of contracts occur in sale conveyancing in Merseyside and am I required to be at the lawyers branch?

Where you are in close proximity to our conveyancing solicitors in Merseyside you are welcome to attend to sign documents. However, the law practices we work with provide a countrywide conveyancing service and give just as comprehensive and professional a job for you when communicating with you electronically. The executing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the firm to address the formalities at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Merseyside)to be in the office at the appropriate time.

I am being told by my lawyer that missing deeds insurance is necessary on my purchase. What is the level of cover for Merseyside conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

We previously instructed conveyancers located in Merseyside on the UBS solicitor panel. They are now charging me a further sum for dealing with the UBS mortgage. Is this an additional conveyancing fee specified by UBS?

Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. This charge is not set by UBS but by your Merseyside solicitor. Some firms on the UBS panel will charge an ‘acting for lender’ fee and others do not.

We are getting the release of further monies on our mortgage from Kent Reliance as we want to carry out improvements to our home in Merseyside. Do we need to choose a high street Merseyside solicitor on the Kent Reliance conveyancing panel to handle the legals?

Kent Reliance do not ordinarily appoint a member of their conveyancing panel 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 Kent Reliance panel.

Is it simple use the search facility to locate a conveyancing solicitor in Merseyside on the panel for my mortgage?

First select a bank such as Accord Mortgages Ltd, Chelsea Building Society or Barclays Direct then choose your preferred area for example Merseyside. Conveyancing firms in Merseyside and further afield should be shown.

We had our mortgage approved on Monday with our lender. We instructed a reputable conveyancer in Merseyside last week. This morning, our mortgage adviser called to say that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the bank had some control over our choice Is this usual?

You are permitted to instruct any lawyer you wish to instruct including the said conveyancer in Merseyside however if your bank aren't happy with them you must fork out additional cost so your lender can appoint their own lawyers. On occasion it is possible your solicitor may apply to get included on to the mortgage company panel. You can use internet tools such as lenderpanel.com to find a conveyancing solcitor in Merseyside on the lender panel. You can go into your local mortgage company branch in Merseyside. They will know some good conveyancing solicitors in Merseyside on the panel for your lender.