I am one month into the sale of my maisonette in Eccleston and St Helens and the estate agent has just e-mailed to warn that the buyers are swapping property lawyer. The excuse is that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Eccleston and St Helens ?

UK lenders have always had panels of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Banks point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

Due to move into my new home in Eccleston and St Helens next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What does the insurance need to cover?

Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not specific to conveyancing in Eccleston and St Helens.

I am assisting my niece sell her property in Eccleston and St Helens. Will the solicitor commission the energy performance certificate or it is for the owner to see to?

After the demise of Home Information Packs, energy assessments was retained a compulsory part of moving house. An EPC should be to hand before the property is advertised. It is not something that conveyancers ordinarily organise. If you are using a Eccleston and St Helens conveyancing lawyer they may be willing to arrange energy assessments due to their relationships with long established Eccleston and St Helens providers

We have agreed to purchase a house in Eccleston and St Helens. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Kent Reliance your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Eccleston and St Helens.

Clydesdale have agreed my mortgage in principle, my bid on a house in Eccleston and St Helens has been accepted, now what?

Your property agent will wish to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s approved list). Call up Clydesdale or your broker and finish off any relevant documentation. Clydesdale will appoint a valuer who will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Clydesdale will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Eccleston and St Helens.

Are there restrictive covenants that are commonly identified as part of conveyancing in Eccleston and St Helens?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Eccleston and St Helens. 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…’

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Eccleston and St Helens I like with amenity areas and transport links in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Eccleston and St Helens for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the shortness of the lease will be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.