My husband and I are hoping to buy a 2 bedroom apartment in Aintree with a mortgage. We like our Aintree solicitor, however the lender says she’s not on their "panel". It appears that we have little choice but to instruct one of the lender panel solicitors or continue with our Aintree conveyancer and pay for one of their panel ones to represent them. We feel that this is inequitable; are we not able to demand that the mortgage company use our Aintree solicitor ?

No, not really. 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 Aintree conveyancing lawyer to apply to be on the conveyancing panel.

Is there a reason why leasehold purchase conveyancing in Aintree costs more?

Aintree leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

I require expedited conveyancing in Aintree as I have pressure to exchange contracts within 3 weeks. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not obtaining a home loan you have the choice not to do searches although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Aintree the following are examples of what can show up and adversely affect future mortgageability: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...

About to purchase a new build flat in Aintree. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Aintree

Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Frank (my husband) and I may need to rent out our Aintree garden flat temporarily due to a career opportunity. We instructed a Aintree conveyancing practice in 2003 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Notwithstanding that your previous Aintree conveyancing lawyer is not around you can check your lease to check if you are permitted to let out the property. The accepted inference is that if the deeds are silent, subletting is allowed. There may be a precondition that you are obliged to obtain permission via your landlord or other appropriate person in advance of subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. Such consent is not allowed to be unreasonably withheld. If your lease prohibits you from letting out the property you should ask your landlord for their consent.

I bought a ground floor flat in Aintree, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Aintree with a long lease are worth £211,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2092

With only 68 years left to run the likely cost is going to range between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.