My solicitor has informed me that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Hoylake?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Halifax and Skipton Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

I am the single recipient of my late mum's will and I have everything in my name now, including the house in Hoylake. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in December. Is the property unsalable for six months?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view banks take of it, depend on the bank as this clause primarily exists to pick up on the purchase and immediately sell or the flipping of properties.

I can not work out if my lender requires a lease extension. I have telephoned my Hoylake building society branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Hoylake conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. Who do I believe?

Provided that the property lawyer is on the bank panel, they must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Will our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Hoylake.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Hoylake. Some people will buy a property in Hoylake, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Hoylake. The standard completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the owner, then a purchaser may issue a compensation claim stemming from an misleading response. A purchaser’s conveyancers will also commission an environmental report. This should disclose if there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

About to purchase a new build apartment in Hoylake. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Hoylake

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I decided to have a survey done on a property in Hoylake prior to instructing solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks tend refuse to give a mortgage on this type of premises.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you e-mail us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hoylake. Conveyancing may be slightly more expensive based on your lender's requirements.

I have been advised by a number of selling agents in Hoylake to find a solicitor using your seach tool. What’s the financial upside for Estate Agents to promote your site rather than another?

We don’t give any referral fee for pointing buyers and sellers our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.