My conveyancer has informed me that restrictive coveneant insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Merseyside?

The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.

is it true that all Merseyside solicitor practices on the HSBC conveyancing panel are governed by the SRA?

As solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.

I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Merseyside solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 solicitor 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 Merseyside postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Merseyside.

I'm buying a new build house in Merseyside with a loan from Santander. The sellers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not inform my lawyer about this extras as it could adversely affect my mortgage with Santander. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Merseyside is the location of the property. What do you suggest?

Flying freeholds in Merseyside are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Merseyside you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merseyside may determine 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 premises.

I am downsizing from my home. My former conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Merseyside if that makes things easier.

Please use our search tool to help you choose a solicitor for your conveyancing in Merseyside. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

Can a conveyancer remove a person from the title of my property in Merseyside ?

Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a lawyer