I used Stirling Law a few years ago for my conveyancing in Birkenhead. I now require my file however the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Birkenhead of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing a new build house in Birkenhead benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about this deal as it may jeopardize my loan with Leeds Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Birkenhead is where the house is located. Can you offer any advice?

Flying freeholds in Birkenhead are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Birkenhead you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birkenhead may ascertain 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.

We're new to the buying process - had an offer accepted, but the estate agent advised that the vendor will only move forward if we appoint their preferred lawyers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer who is familiar with conveyancing in Birkenhead

We suspect that the seller is not behind this ultimatum. If they desire ‘a quick sale', alienating a serious buyer is counter productive. Contact the vendors directly and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Birkenhead conveyancing solicitors - as opposed tothose that will earn the estate agent a referral fee or hit his conveyancing targets set by HQ.

We are planning to purchase a 2 bedroom maisonettein Birkenhead with a residential mortgage from a lender. We wish to instruct our solicitor in Birkenhead but our mortgage company inform us now that she’s not on their "panel". Apparently we need to choose from the our lender panel firms or keep our Birkenhead conveyancer and incur the extra fees for one of their panel ones to represent our lender. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The lender 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, including most conveyancing solicitors in Birkenhead : a mortgagee 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your lender.