Do the Building Society Association intend to launch a searchable register to list practices on the Melton Mowbray Building Society conveyancing panel for example in New Ferry?

Lexsure has not been advised of any intention on the part of the BSA to promote such a register.

We expect to receive a DIP from Clydesdale this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any New Ferry solicitors on the Clydesdale conveyancing panel, or is it better to go independently?

You will need to appoint New Ferry solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a New Ferry conveyancer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

Completion of my purchase has taken place for my property in New Ferry. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am downsizing from our property in New Ferry and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers used an internet conveyancing outfit rather than a conveyancing solicitor in New Ferry. Having lived in New Ferry for many years we know of no issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I am buying a new build apartment in New Ferry. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in New Ferry

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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I have been on the look out for a flat up to £305k and identified one near me in New Ferry I like with a park and railway links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in New Ferry in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.