I am getting a mortgage with Nat West. I would like to use a Licensed Conveyancer in Hoylake. Does the Nat West Solicitor panel include Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We are intent on selling our house in Hoylake and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Hoylake. We have lived in Hoylake for six years we know that this is a non issue. Do we contact our local Authority to get confirmation need.

It sounds as though you may have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Just acquired a semi-detached house in Hoylake , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Hoylake conveyancing solicitor has been very slow, so I want to check that my ownership is registered.

There is nothing unique when it comes to conveyancing in Hoylake registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry need to notify any third parties. At present roughly 80% of submission are completed in less than three weeks but occasionally there can be extensive delays. Registration occurs after the new owner has moved in to the premises thus post completion formalities is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.

I have been advised by three or four local property agents in Hoylake to select a property lawyer on your site. What’s the financial upside for Estate Agents to offer your lawyers rather than another?

We refuse to make any referral fee for sending work to this site. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I've found a house that appears to be perfect, at a reasonable price which is making it all the more appealing. I have since found out that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Hoylake. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Hoylake ?

Most houses in Hoylake are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Hoylake so you should seriously consider looking for a Hoylake conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your solicitor should appraise you on the various issues.

Hoylake Leasehold Conveyancing - Examples of Queries before Purchasing

How long is the Lease? Many Hoylake leasehold apartments will incur a service charge for maintenance of the building invoiced by the management company. Should you buy the property you will have to pay this contribution, usually in instalments throughout the year. This could vary from several hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a rentcharge for you to pay annual, normally this is not a exorbitant figure, say approximately £50-£100 but you need to enquire it because occasionally it can be surprisingly expensive. Can you inform me if there are any major works in the near future that will likely increase the maintenance fees?