Our lawyer has uncovered a a legal deficiency with the lease for the apartment we are purchasing in Widnes. The seller’s lawyers have offered title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer says that he must be satisfied that the mortgage company is happy with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

My fiance and I intend to purchase a newbuild flat in Widnes with a mortgage from Norwich and Peterborough Building Society.We use our Widnes conveyancing lawyer but Norwich and Peterborough Building Society says her practice is not listed on their "panel". we are left little option but to use a Norwich and Peterborough Building Society panel solicitor or keep our preferred solicitor and pay for a Norwich and Peterborough Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its terms and conditions, a common one being that lawyers will be on the Norwich and Peterborough Building Society approved list. in the past, most banks 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 lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society

About to purchase a new build flat in Widnes. Conveyancing is daunting 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 legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Widnes

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Widnes is where the house is located. Can you shed any light on this issue?

Flying freeholds in Widnes are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Widnes you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Widnes may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

In scouring the world wide web for the words on line conveyancing in Widnes it brings up many conveyancersin the vicinity. With so much choice what is the best way to find the suitable solicitor for my move?

The ideal way of finding the right conveyancer is via personal referral, so ask colleagues and relatives who have bought a property in Widnes or the local estate agent or financial adviser. Charges for conveyancing in Widnes differ, so it's sensible to obtain at least three quotes from varying types of companies. Be sure to obtain confirmation what costs in the quote includes.