My fiance and I are hoping to buy a newly converted flat in West Derby with a mortgage from Nationwide Building Society.We use our West Derby conveyancing practitioner but Nationwide Building Society says her practice is not listed on their "panel". we are left little option but to use a Nationwide Building Society panel solicitor or keep our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Nationwide Building Society use our lawyer?

No, not really. The home loan offered to you is subject to its various provisions, a common one being that lawyers needs to be on the Nationwide Building Society solicitor panel. Until recently, most banks had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Nationwide Building Society

A colleague advised me that if I am buying in West Derby I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your West Derby conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about West Derby around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the West Derby Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, West Derby Education with maps and statistics, Local Amenities and other useful information about West Derby.

I am looking for a ground for flat up to £235,500 and found one near me in West Derby I like with open areas and transport links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in West Derby in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a home loan that many years will be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension 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 regarding this matter.

Is it simple use the search app to get a fee calculation from a conveyancing lawyer in West Derby on the authorised to act for my mortgage?

1st pick a mortgage company such as Barclays , Bank of Scotland or Britannia then choose your location for instance West Derby. Conveyancing practices in West Derby and beyond should be identified.

Why is New Build conveyancing in West Derby more costly?

Conveyancing in West Derby for newly converted or new build premises usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further investigations and contractual considerations.