We wanted to use a conveyancing solicitor in New Brighton for our house move. Our financial adviser has since notified us that our bank won't deal with them. Why is this not regarded as unduly restrictive?

A decade ago most mortgage companies had a different appetite for risk. Almost all New Brighton conveyancing firms would have been on most lender panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms regarding their operations and their employees as well as set certain criteria such a completing on a minimum volume of transactions. Many New Brighton conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. New Brighton is one of the hundreds of areas where the solicitors we list are on the panel for .

I used Stirling Law several years ago for my conveyancing in New Brighton. Now, I need my documents but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in New Brighton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build apartment in New Brighton. Conveyancing is necessary evil 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 conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in New Brighton

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared.

Due to the input of my in-laws I had a survey completed on a property in New Brighton in advance of instructing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks may not give a loan on this type of home.

It depends who your proposed lender is. HSBC has different requirements from Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in New Brighton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in New Brighton to see if the conveyancing will be more expensive.

Leasehold Conveyancing in New Brighton - Sample of Questions you should ask Prior to buying

The best form of lease arrangement is if the freehold interest is owned by the leaseholders. In this scenario the leaseholders have being in charge if their destiny and even though a managing agent is often employed if the building is larger than a house conversion, the managing agent retained by the leaseholders. It would be prudent to discover if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being allowed in in a block in New Brighton. If you love the flatin New Brighton however your cat is not allowed to live with you then you will be faced hard compromise. Is anyone aware of any major works anticipated that will increase the service fees?