I am buying a flat in West Kirby. My Solicitor is not listed on the lender solicitor list. Is it possible for me to retain my West Kirby conveyancing solicitor even though they are not on the lender list of approved lawyers?

One must have a solicitor to complete the legal work required if you require a mortgage to buy your property. They will carry out all the appropriate legal checks on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage documentation is in order. One could select a West Kirby property lawyer of your choice. Nevertheless, where the property lawyer selected is not on the bank approved list further charges will be incurred as separate legal representation will be required by them. Bank panel applications may be submitted, so where your solicitor has not previously sought membership they should take the opportunity to apply.

I have an AIP. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather use a specialised conveyancing solicitor in West Kirby?

Do check but the chances are that appoint one of their panel solicitors where you accept the "fee-free" deal. Speak to the lender to explore if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near West Kirby.

Various internet forums that I have come across warn that are the main reason for hinderance in West Kirby house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in West Kirby.

I completed on my flat on 6 September and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in West Kirby advises it should be registered in a couple of weeks. Are properties in West Kirby uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in West Kirby registration formalities. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any interested parties. Currently roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration takes place after the new owner is living at the property therefore 'speed' is not always top priority but if it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.

My lawyers in West Kirby have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the lender directly.