I am not in a position to travel far from Merseyside. I would like to know the understand why all Merseyside conveyancers are not on all lender panels?

Pre- 2008 most lenders displayed an attitude to risk which is different from today. The financial regulator in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, lenders have since looked to extract more information from law firms concerning their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum amount of transactions the mortgage companies required.

Will my lawyer be raising enquiries regarding flooding during the conveyancing in Merseyside.

Flooding is a growing risk for solicitors dealing with homes in Merseyside. There are those who purchase a house in Merseyside, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that can be carried out by the purchaser or by their conveyancers which will give them a better appreciation of the risks in Merseyside. The conventional set of information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to discover if the premises has ever been flooded. In the event that the property has been flooded in past and is not disclosed by the owner, then a buyer could commence a claim for damages as a result of such an inaccurate response. A buyer’s conveyancers will also carry out an enviro report. This will reveal if there is a recorded flood risk. If so, additional investigations will need to be made.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Merseyside is the location of the property. Can you shed any light on this issue?

Flying freeholds in Merseyside are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merseyside you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merseyside may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My wife and I purchased a leasehold flat in Merseyside. Conveyancing and Nottingham Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Merseyside who previously acted has now retired. What should I do?

The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Merseyside conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a leasehold flat in Merseyside, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Merseyside with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease finishes on 21st October 2070

With 52 years remaining on your lease we estimate the price of your lease extension to be between £29,500 and £34,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

I require the services of a mortgage company panel solicitor in Merseyside. Could you help me?

It is not clear why you need a Merseyside panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Merseyside are on their panel . If you do find such a firm in Merseyside not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site