I am not well enough to travel far from Formby. I would like to know the reason why all Formby conveyancing practitioners aren't automatically on all lender panels?

Even though it may seem unfair for banks to restrict who can act for them, from the public’s or lawyer’s perspective, the the contrary view is that lenders are becoming ever more anxious and consider it vital to protect them against mortgage fraud. As a result of this concern mortgage companies have consolidated their conveyancing panel to a manageable size.

I need some quick conveyancing in Formby as I am under pressure to exchange contracts within one month. Luckily I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?

As you are not obtaining a mortgage you are at free not to have searches carried out although no solicitor would recommend that you don't. With lots of history conveyancing in Formby the following are instances of issues that can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...

I am purchasing my first flat in Formby benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about this side-deal as it could adversely affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Formby and how can you help?

The 1954 Act gives security of tenure to business tenants, granting the legal entitlement to make a request to court for a renewal lease and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Formby is one of our hundreds of areas of the UK in which the firms we work with have offices

In scouring the web for the words on line conveyancing in Formby it reveals many solicitorsin the vicinity. With so much choice what is the best way to find the suitable property lawyer for me?

The best method of choosing the right conveyancer is through a trusted recommendation, so ask friends and family who have bought a property in Formby or a local estate agent or financial adviser. Charges for conveyancing in Formby vary, so it's sensible to obtain at least four quotes from varying types of conveyancers. Make sure that you know that the fees are fixed.