Me and my fiance are buying an apartment in Prescot and Knowlsey. My lawyer is not on the mortgage company approved panel. Is it possible for me to retain my Prescot and Knowlsey conveyancing solicitor even though they are excluded from the mortgage company approved list?

You have a couple of choices available to you here

• Proceed with your chosen Prescot and Knowlsey property lawyer but your mortgage company will no doubt appoint a property lawyer on their approved panel. This will result in additional fees and probable interruption.
• Choose a fresh property lawyer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
• Appeal to your conveyancer to attempt to join the mortgage company panel

My god-son is in the process of securing a house that has just been built in Prescot and Knowlsey with a home loan from Lloyds. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Lloyds conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Lloyds conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

We are planning to acquire a house and require a conveyancing solicitor in Prescot and Knowlsey who is on the Principality conveyancing panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Prescot and Knowlsey.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Prescot and Knowlsey is the location of the property. Can you offer any assistance?

Flying freeholds in Prescot and Knowlsey are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Prescot and Knowlsey you would need to get your solicitor to go 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 Prescot and Knowlsey may ascertain 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 property.

I wish to rent out my leasehold flat in Prescot and Knowlsey. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A small minority of properties in Prescot and Knowlsey do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Leasehold Conveyancing in Prescot and Knowlsey - Examples of Questions you should consider Prior to Purchasing

Is the freehold reversion owned collectively by the tenants? Its a good idea to find out as much as you can regarding the company managing the building as they will either make living at the property much simpler or uncomfortable. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to day to day matters such as the cleanliness of the common parts. Don't be shy to ask other people whether they are happy with their service. In conclusion, be sure you understand the dates that the maintenance fees are due to the managing agents and specifically what it includes. It is important to be aware whether redecorating or some other major work is pending to be shared amongst the tenants and could well materially increase the the maintenance charges or necessitate a one off payment.