Unfortunately I am unable to travel far from New Ferry. Is there a reason why all New Ferry conveyancing practitioners aren't included on all mortgage company panels?

Banks normally impose restrictions on either the nature or volume of conveyancing firms on their panel. A common example of such criteria being that a practice needs to have two or more partners. In addition to restricting the type of firm, some banks for instance HSBC made a decision to limit the number of conveyancers they allow to act for them. You should note that mortgage companies have no liability for the standard of conveyancing supplied by any New Ferry property lawyer on their panel. Mortgage fraud was a key driver in the reduction of solicitor panels from 2008 notwithstanding that there are opposing points of view concerning the extent of solicitor involvement in some of that fraud. Data via HMLR exposes that thousands of conveyancing practices only conduct a couple of conveyances annually. Those advocating conveyancing panel consolidation ask why conveyancing firms should have any entitlement to remain on a conveyancing panel when it is apparent that property law is not their speciality?

In the event thatI were to acquire a straightforward homein New Ferry for cash and have no survey and no local authority searches how much would I expect to to save on my conveyancing in New Ferry?

The only reduction in fees you would achieve is the New Ferry conveyancing searches. Your solicitor still got to do everything else - money laundering, correspond with the vendors lawyer, SDLT return, register the title etc. A slight saving might be made by not needing to register a mortgage however it won't be significant.

Completed the sale of my flat in New Ferry last October yet the purchaser is Skype messaging every few hours complaining that his solicitor is waiting to hear from mysolicitor. What are the post completion sale formalities now that I have sold?

After completion of your sale your solicitor should deliver the transfer documentation and all of the paperwork to the purchaser's conveyancer. Where relevant, your conveyancer must also send confirmation that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion formalities unique to conveyancing in New Ferry.

I used Wolstenholmes a few years ago for my conveyancing in New Ferry. I now require my file but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in New Ferry of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have been on the look out for a ground for flat up to £245,000 and found one near me in New Ferry I like with a park and railway links in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in New Ferry suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.