My wife and I are hoping to purchase a 3 bedroom flat in Sefton with a mortgage. We have a Sefton lawyer, but the lender says she’s not on their "panel". It seems we have no choice but to instruct one of the mortgage company panel solicitors or keep our Sefton conveyancer as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?

No, not really. Your mortgage offer 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 Sefton conveyancing solicitor to apply to be on the conveyancing panel.

five months have gone by since my purchase conveyancing in Sefton concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Hoping to buy a property located in Sefton and I am already nervous. I couldn't find anything specific about Sefton. Conveyancing will be needed in due course but do you know about the Sefton area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Sefton. In the meantime here are some basic statistics that we found

I own a leasehold flat in Sefton. Conveyancing and Santander mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Sefton who previously acted has long since retired. What should I do?

First contact HMLR to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Sefton conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Sefton - A selection of Questions you should consider Prior to Purchasing

This question is helpful as a) areas could result in problems in the building as the communal areas may start to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the running of the building you will need to have all the details It would be sensible to find out as much as possible regarding the managing agents as they will either make your living at the property much simpler or problematic. As the owner of a leasehold property you will be in the clutches of the managing agents from a financial perspective and when it comes to practical issues like the cleanliness of the common parts. You should not be afraid to ask other people whether they are happy with them. In conclusion, be sure you discover the dates that you are obliged pay the maintenance charge to the managing agents and precisely how they are spending the funds.

Finally, a mortgage agreement from a lender for the refinancing of my 3 bedroom garden flat is due imminently. Could you suggest an efficient remortgage conveyancing practitioner in Sefton ?

This site is not designed to help in pursuit of the lowest fares for conveyancing solicitors in Sefton. Our goal is to offer value for money conveyancing but our intention is not to advertise as being the cheapest. Do not be fooled by brokers offering low cost conveyancing in Sefton.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for extras and still not get the service required.