I had intended to instruct a property lawyer in Formby for our house move. Our broker informed us that our mortgage company Nationwide Building Society won't deal with them. Why is this not regarded as unfair competition?

A lender can require a panel conveyancer act for it. Borrowers are liable to bear the cost of this. Try using our tool to choose a solicitor to carry conveyancing in Formby on the Nationwide Building Society approved list of solicitors.

We are purchasing a 3 bedroom semi in Formby. Our aim is to carry out a loft conversion at the property.Will legal investigations on the property include checks to ascertain if these alterations are prohibited?

Your solicitor will check the deeds as conveyancing in Formby will on occasion identify restrictions in the title deeds which prohibit certain changes or necessitated the consent of another owner. Many extensions need local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

Are all Formby Conveyancing Quality Solicitors on the Leeds Building Society conveyancing panel?

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Formby solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Formby postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Formby.

I need some expedited conveyancing in Formby as I am faced with a deadline to exchange contracts inside one month. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not obtaining a home loan you are at free not to do searches although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Formby the following are instances of what can crop up and adversely affect future saleability: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...

I am buying a new build apartment in Formby. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Formby

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Is it best to appoint a Formby conveyancing practitioner based in the vicinity that I am buying? We have a good friend who can conduct the conveyancing however her office is over three hundred kilometers away.

The primary upside of using a high street Formby conveyancing firm is that you can attend the office to sign documents, present your identification documents and apply pressure on them if necessary. Having local Formby know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were impressed that must trump using an unfamiliar Formby conveyancing solicitor just because they are Formby based.