My wife and I are intending to purchase a 3 bedroom flat in Wallasey with a mortgage. We would like to retain our Wallasey solicitor, but the lender says he's not on their "panel". It appears that we have no option but to appoint one of the mortgage company panel solicitors or keep our Wallasey conveyancer and pay for one of their panel ones to represent them. We consider 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 Wallasey conveyancing solicitor to apply to be on the conveyancing panel.

My grandmother passed away last year and as sole heir and executor I was left the property in Wallasey. The house had a relatively small loan remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?

If you intend to re-mortgage then Santander will require that you use a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.

What is the difference between a licensed conveyancer and conveyancing solicitor in Wallasey

There are many registered licenced Conveyancers in Wallasey and Solicitor firms in Wallasey who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am helping my mother sell her property in Wallasey. Will the conveyancing solicitor order an EPC or do I organise this?

After the demise of Home Packs, energy assessments was left as a required part of moving house. An energy performance certificate should be commissioned prior to the property being advertised. This is not as aspect of the sale process that conveyancers ordinarily organise. If you are instructing a Wallasey conveyancing lawyer they may help arrange energy assessments due to their contacts with reputable Wallasey energy assessors

Can you point me to a directory of TSB panel solicitors in Wallasey on the Council of Mortgage Lender’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings available online. If you are in need of a Wallasey lawyer on the TSB please use our facility.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great figure which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Wallasey. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Wallasey ?

Most houses in Wallasey are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Wallasey so you should seriously consider looking for a Wallasey conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer will report to you on the legal implications.

Wallasey Leasehold Conveyancing - Examples of Questions you should consider Prior to buying

The best form of lease structure is a share of the freehold. In this situation the tenants have being in charge if their destiny and although a managing agent is often retained where the building is larger than a house conversion, the managing agent is directed by the tenants. This question is useful as a) areas could result in problems for the building as the communal areas may begin to deteriorate where services are not paid for b) if the tenants have an issue with the running of the building you will want to have full disclosure

Are the Wallasey conveyancing lawyers identified as being on the lender conveyancing panel, together with their details provided by the bank?

Wallasey law firm practices and firms conducting conveyancing in Wallasey themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the bank directly.