My mortgage broker says he needs my Whiston lawyer’ panel member for the HSBC conveyancing panel. Can you suggest how I obtain this. I have tried my local Whiston branch but they have not responded to me.

The sensible thing to do is ask for this information from your Whiston solicitor . Most Whiston conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

We have very assertive sellers who has suggested a lock out contract with a non-refundable deposit 10k. Is it wise to enter into such agreements?

This kind of contract is not the norm in Whiston, conveyancers will often sway clients away from them as they detract from the main conveyancing focus and if you end up having your deposit forfeited then the solicitor is left exposed. In addition, there is no assurance that just because the proprietor has entered into a lock out agreement they will sell to you. They may breach the agreement if they receive a large enough offer to do so because an aggrieved buyer with the benefit of a exclusivity agreement will still be duty bound to show losses as a consequence of the breach and this may not equate the extra amount that the owner may obtain by breaking the contract, no matter how morally shameful the behaviour is.

Various internet forums that I have frequented warn that are the primary cause of hinderance in Whiston house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Whiston.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Whiston?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Whiston. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

We have had DIP from TSB who suggested that they will lend up to £218k. At what point do we need to appoint a practitioner for conveyancing? Whiston is where we are .

You can appoint a lawyer now requesting that they open a file for you. This will kickstart: 1) the estate agent to issue a Sales Memorandum to all parties 2) the seller’s property lawyer to send out the draft paperwork. That being said, do not ask your property lawyer to order searches until you have your valuation report via TSB and you are happy to proceed.