As someone clueless as to the Wallasey conveyancing process what’s your top tip you can impart for the legal transfer of property in Wallasey

You may not hear this from too many lawyers but conveyancing in Wallasey and elsewhere in Merseyside is an adversarial experience. In other words, when it comes to conveyancing there is lots of room for confrontation between you and others involved in the ownership transfer. E.g., the seller, property agent and on occasion your bank. Selecting a law firm for your conveyancing in Wallasey is a critical decision as your conveyancer is your adviser, and is the SOLE party in the process whose interest is to protect your legal interests and to keep you safe.

Sometimes a third party with a vested interest will try and sway you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your financial adviser may tell you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties in the home moving process.

I am considering applying for a Co-operative mortgage for purchase of a new build (under development) in Wallasey with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?

There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Me and my partner are buying a property in Wallasey. It might be a silly question but how we can trust a solicitor? At some point we will need to put our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have been told by my solicitor that lack of right of way insurance is necessary on my purchase. What is the level of cover for Wallasey conveyancing?

The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

We are getting the release of further funds on our mortgage from Aldermore as we wish to conduct alterations to our house in Wallasey. Are we obliged to choose a local Wallasey solicitor on the Aldermore conveyancing panel to handle the legals?

Aldermore do not ordinarily instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.

Are there restrictive covenants that are commonly picked up during conveyancing in Wallasey?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Wallasey. 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 flat up to £195,000 and identified one round the corner in Wallasey I like with a park and transport links nearby, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Wallasey in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.