My bid for a property was accepted at auction in Old Swan. Conveyancing is required. What happens now?

Having legally bound yourself to purchase you should hire the services of a conveyancing solicitor quickly as you now have a fast approaching a fixed date to complete the deal. An auction property will have a corresponding legal set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are organised to complete the transaction on the set completion date.

Is it correct that all Old Swan CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved solicitors?

It is true that some banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

I am selling my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being problematic. The Old Swan solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying my first flat in Old Swan with a mortgage from . The builders would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not disclose to my solicitor about this deal as it will put at risk my loan with . Is this normal?.

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.

Over the last few months I have been searching for a flat up to £245,000 and found one near me in Old Swan I like with a park and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in Old Swan for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer 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 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.

I'm converting the mortgage on my existing house to a BTL mortgage with and intend to use the remaining equity as a deposit on another property. The area we are interested in is Old Swan. Will your solicitors be able to act for the two mortgage companies and link together the two deals?

Do use our comparison tool on this page to be sure that the solicitors are approved by both lenders. On the basis that they are the conveyancer should be able to connect the two transactions but you should have a chat with you conveyancer and make clear your expectations and needs.

We are a fortnight into a residential purchase having been recommend to a firm by the estate agent to carry out the conveyancing in Old Swan. I am am very disappointed with the level of service. Can you you assist me in finding new solicitors?

A solicitor would have to be really poor in order to consider diss instructing them. Has the mortgage been issued? In the event that it has you will need to advise them of the new solicitor and have the loan are issued to the new lawyers. Your solicitor ideally should be on the lenders panel to avoid supplemental charges and delays. That should be your starting point. The find a solicitor tool will assist you in finding a lender approved conveyancer for your home move in Old Swan