My fiance and I are hoping to acquire a flat in Wavertree and are in fact using a Wavertree conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Barclays Direct have this evening contacted us to advise us that there is now an issue as our Wavertree lawyer is not on their approved list of lawyers. What do we do from here?

When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Wavertree solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

We have a mortgage agreed in principle with Lloyds. Wavertree conveyancing solicitors were instructed. How long does it take for Lloyds to forward the offer to the conveyancer?

There is no definitive answer here. Have Lloyds done the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am expecting a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Wavertree solicitors on the UBS conveyancing panel, or is it better to go independently?

You will need to appoint Wavertree solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

Completion of my purchase has taken place for my property in Wavertree. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Will our solicitor be making enquiries concerning flooding during the conveyancing in Wavertree.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Wavertree. There are those who buy a property in Wavertree, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, but there are a numerous searches that may be initiated by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Wavertree. The standard completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to find out whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a purchaser could issue a compensation claim resulting from an inaccurate answer. A buyer’s conveyancers may also commission an enviro report. This will disclose whether there is any known flood risk. If so, additional investigations will need to be initiated.

Taking into account that I will soon part with over three hundred thousand on 3 bedroom house in Wavertree I wish to talk to a conveyancer concerning thehome move ahead of instructing the firm. Is this something that you can arrange?

Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your property ownership legalities in Wavertree.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Wavertree should be the amount on the final invoice that you are charged.

We're first time buyers - had an offer accepted, yet the agent has warned us that the seller will only proceed if we use their chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Wavertree

We suspect that the owner is unaware of this request. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred Wavertree conveyancing lawyers - not the ones that will earn the estate agent a introducer fee or meet his conveyancing targets pre-set by senior management.