We have very brash vendors who has suggested a preliminary agreement with a payment two thousand pounds. Are such agreements sensible?

This type of agreement is unusual in Speke, conveyancers are not keen on them as they divert attention from the primary focus, namely conveyancing and if you end up having your deposit forfeited then the lawyer at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the proprietor has signed a lock out agreement they will complete the sale with you. They may be inclined to break the contract if they receive a large enough offer to do so because a wronged purchaser with the benefit of a lockout agreement will still be obliged establish consequential losses from the breach and these may not equalise the extra amount that your seller may gain by reneging on the contract, however morally unworthy the behaviour is.

Do lenders provide you with an approved list of Speke conveyancing solicitors? How do you know who is on the conveyancing panel?

Speke conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

I had intended to instruct a property lawyer in Speke for our home move. Our financial adviser informed us that our bank won't deal with them. Why is this not regarded as unduly restrictive?

A decade ago most lenders had an appetite for risk which was higher than today. Almost all Speke conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms regarding their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Speke conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Speke is amongst the many areas where the solicitors we recommend are on the panel for .

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Speke is where the house is located. Can you offer any advice?

Flying freeholds in Speke are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Speke you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Speke may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My wife and I plan to buy our first house in Speke. Conveyancing lawyer has been chosen. The mortgage adviser pointed out that a survey is not necessary as the property is just 17 years old.

The bare minimum you need a Home Buyer's Report. As the premises was built more than a decade ago the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may suffice. The report should highlight any apparent problems and recommend additional investigation where appropriate. Where there are any indications of material issues get a comprehensive Building Survey from the beginning.