We are purchasing a 3 bedroom apartment in Old Swan with a mortgage. We would like to retain our Old Swan solicitor, but the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Old Swan solicitor as well as pay for one of their panel firms to act for them. We consider that this is inequitable; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Old Swan conveyancing lawyer to apply to be on the conveyancing panel.

Will commercial conveyancing searches disclose impending roadworks that could impact a commercial property in Old Swan?

Many commercial conveyancing solicitors in Old Swan will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Old Swan. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Old Swan.

For every commercial conveyancing transaction in Old Swan it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Old Swan commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Old Swan.

I'm purchasing my first flat in Old Swan benefiting from help to buy. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep told me not inform my solicitor about this deal as it would impact my mortgage with the bank. Should I keep quiet?.

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.

Should I be wary about brokers that I am dealing with are recommending a nationwide conveyancing firm rather than a High Street Old Swan conveyancing practice?

As is the case with lots of service providers, often suggestions from relatives can be extremely useful or valuable. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and lenders may recommend conveyancers to choose. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the endorsement. You have the discretion to select your preferred conveyancer. You need to be aware that many lenders specify a panel list of law firms you must use for the mortgage related work in your conveyancing.

I've recently bought a leasehold flat in Old Swan. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Old Swan Conveyancing for Leasehold Flats - Examples of Queries before buying

What restrictions are contained in the Old Swan Lease? Are there any major works in the planning that could add a premium to the maintenance charges?