It is 10 years ago since I purchased my property in New Ferry. Conveyancing solicitors have recently been instructed on the sale but I can't locate my title deeds. Is this a problem?

Don’t worry too much. First the deeds may be with the mortgage company or they could be in the possession of the lawyers who oversaw the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in New Ferry relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.

I am purchasing my first flat in New Ferry with a mortgage from . The builders would not move on the price so I negotiated 6k of additionals instead. The sale representative suggested that I not reveal to my solicitor about the deal as it may impact my mortgage with . Do I keep my lawyer in the dark?.

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.

I am looking for a leasehold apartment up to £235,500 and identified one close by in New Ferry I like with amenity areas and station in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in New Ferry in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage the shortness of the lease will be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

We're novice buyers - agreed a price, yet the property agent has warned us that the vendor will only move forward if we appoint the agent's preferred solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in New Ferry

It is highly unlikely the sellers are driving this. Should the owner require ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you are going to use your own,trusted New Ferry conveyancing lawyers - not the ones that will earn their estate agent a introducer fee or achieve conveyancing figures demanded by head office.

Our lawyer in New Ferry is asking me for ID documents saying that this is part of his requirements as a solicitor on the lender Solicitor panel. Am I being spun a yarn?

Anti-terror and anti-money-laundering rules require New Ferry conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements