I am due to exchange contracts on my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being problematic. The West Derby solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My offer was accepted on an apartment in West Derby on 5/6/2025, valuation was booked 3 days later, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

Nationwide have agreed my home loan in principle, my bid on a property in West Derby has been agreed to, what happens next?

Your property agent will need to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Telephone Nationwide or your financial adviser and finish off any relevant forms. Nationwide will appoint a valuer who will get in touch with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Nationwide will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in West Derby.

The deeds to our property are lost. The solicitors who did the conveyancing in West Derby 10 years ago no longer exist. What are my next steps?

These day there are copies made of almost everything, and your solicitor should be aware precisely where to look for all the appropriate paperwork so you can buy or dispose of your property without a hitch. Where copies can’t be located, your lawyer may be able to put in place insurance or indemnities against possible claims on the property.

How does conveyancing in West Derby differ for newly converted properties?

Most buyers of new build premises in West Derby come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in West Derby typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in West Derby or who has acted in the same development.

We're first time buyers - agreed a price, but the selling agent informed us that the vendor will only issue a contract if we appoint their chosen lawyers as they need an ‘expedited deal’. We would rather use a family solicitor used to conveyancing in West Derby

We suspect that the seller is unaware of this requirement. Should the vendor require ‘a quick sale', turning down a motivated buyer is counter productive. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to instruct your preferred West Derby conveyancing solicitors - as opposed tothose that will give the negotiator at the agency a introducer fee or hit his conveyancing targets demanded by corporate headquarters.

I am buying a house mortgage free. I have provided lawyer with 2 distinct proof of photographic ID, bank statement, endless utility bills. Now he requires a copy from a probate lawyer acknowledging that the funds are in place and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any West Derby conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering laws.