We are purchasing a 2 bedroom flat in Bootle with a mortgage. We like our Bootle lawyer, however the mortgage company says she’s not on their "panel". It seems we have little choice but to select one of the bank panel solicitors or continue with our Bootle conveyancing practitioner and pay for one of their panel lawyers to act for them. We feel that this is inequitable; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Bootle conveyancing lawyer to apply to be on the conveyancing panel.

I have justfound out that Arc property Solicitors have closed. They conducted my conveyancing in Bootle for a purchase of a freehold house 10 months ago. How can I check that the property is in my name in the name of the former proprietor?

The quickest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bootle conveyancing specialists.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Bootle is where the house is located. What do you suggest?

Flying freeholds in Bootle 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 Bootle you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bootle 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 premises.

In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Bootle and how can you help?

The particular law that you refer to gives protection to commercial tenants, granting the a statutory right to apply to court for a renewal lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Bootle

Expecting to exchange soon on a studio apartment in Bootle. Conveyancing solicitors have said that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Bootle should include some of the following:

Whether your lease provides for a reserve account for major repairs? You must be advised what constitutes a Nuisance in the lease Setting out your legal entitlements in relation to common areas in the building.For example, does the lease contain a right of way over a path or hallways? Does the lease prevent you from subletting the flat, or working from home

I inherited a 1 bedroom flat in Bootle, conveyancing was carried out March 2009. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Bootle with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced every year. The lease terminates on 21st October 2080

With just 56 years remaining on your lease we estimate the price of your lease extension to span between £29,500 and £34,000 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.