We are planning to acquire a house and require a conveyancing solicitor in Merseyside who is on the TSB conveyancing panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Merseyside.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Merseyside?

There are two types of lawyers who can conduct conveyancing in Merseyside namely CLC regulated conveyancers or solicitors. The two can administer the legal services that required to complete the sale or purchase of property. Both are required to conduct Merseyside conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that all requirements and procedures will be correctly attended to.

This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Merseyside. Do I collect the keys to the premises on the completion date from my lawyer? If this is the case, I will find a local conveyancing solicitor in Merseyside?

On the day of completion you do not need to go to the conveyancers office in Merseyside. Conveyancing lawyers for you will arrange to send the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be able to pick up the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.

The mortgage over my property is with Kent Reliance for my property in Merseyside. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?

Your original mortgage agreement with Kent Reliance will provide that you need their approval prior to letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.

I am purchasing a new build house in Merseyside with the aid of help to buy. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about this deal as it will jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

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

I want to sublet my leasehold flat in Merseyside. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Some leases for properties in Merseyside do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Merseyside Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

Does the lease contain onerous restrictions? Who are the managing agents? What is the the remaining lease term?

My sealed bid on house in Merseyside has been accepted, the seller does nevertheless have an associated purchase. The vendors have offered on a property, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a local conveyancing lawyer in Merseyside. What should be my next step? When do I get the mortgage application with Lloyds started with Lloyds?

It is standard to have apprehensions where there is a chain given your reluctance to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Merseyside conveyancing search fees, etc). First, you should check that your conveyancer is on the Lloyds conveyancing panel. Regarding the subsequent phase this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a hot market many home buyers would apply for the mortgage with Lloyds and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with searches.