I am buying a victorian detached house in Wavertree. The intention is to carry out a loft conversion at the house.Will the conveyancing process include checks to see if these works are prohibited?

Your solicitor should review the registered title as conveyancing in Wavertree can occasionally identify restrictions in the title deeds which restrict certain works or need the consent of a 3rd party. Some works need local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I'm the single beneficiary of my late mum's estate with all property in now in my sole name, including the house in Wavertree. The Wavertree property was put into my name in September. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the house in September. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How practical a view lenders take of it, depend on the mortgage company as this requirement is principally there to identify the purchase and immediately sell or the wholesaling and assigning of property.

I have paid off my mortgage with Coventry BS. I assume I don't need a Wavertree property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

Should commercial conveyancing searches reveal impending roadworks that may affect a commercial property in Wavertree?

Many commercial conveyancing solicitors in Wavertree will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Wavertree. The search result sets out definitive data 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 Wavertree.

For every commercial conveyancing transaction in Wavertree it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Wavertree commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Wavertree.

Are there restrictive covenants that are commonly identified as part of conveyancing in Wavertree?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Wavertree. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

We're novice buyers - agreed a price, but the estate agent informed us that the owners will only proceed if we appoint the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer used to conveyancing in Wavertree

We suspect that the seller is not behind this requirement. Should the vendor desire ‘a quick sale', alienating a serious buyer is not the way to achieve this. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Wavertree conveyancing firm - rather thanthe ones that will give their negotiator at the agency a kickback or hit his conveyancing targets pre-set by head office.

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Wavertree. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Wavertree ?

Most houses in Wavertree are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Wavertree in which case you should be looking for a Wavertree conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your solicitor should appraise you on the various issues.

I acquired a studio flat in Wavertree, conveyancing having been completed February 2009. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Wavertree with an extended lease are worth £176,000. The ground rent is £50 yearly. The lease ends on 21st October 2105

With only 80 years left to run the likely cost is going to range between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.