AssumingI was to buy a straightforward housein Barton le Willows for cash and have no survey and no local authority searches how much should I expect to to save on my conveyancing in Barton le Willows?

The sole reduction in fees you would make on is the Barton le Willows conveyancing searches. Your lawyer still be obliged to do everything else - money laundering, liaising with the sellers conveyancing practitioner, SDLT return, register the title etc. A marginal saving might be made by not needing to register a mortgage however it will not be meaningful.

I own a freehold house in Barton le Willows but still pay rent, why is this and what is this?

It’s unusual for properties in Barton le Willows and has limited impact for conveyancing in Barton le Willows but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

I decided to have a survey completed on a house in Barton le Willows before retaining solicitors. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders will not issue a loan on such a property.

It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Barton le Willows. Conveyancing will be smoother if you use a solicitor in Barton le Willows especially if they regularly deal with such properties in Barton le Willows.

I am tempted by the attractive purchase price for a couple of maisonettes in Barton le Willows both have about forty five years remaining on the lease term. Will this present a problem?

There are plenty of short leases in Barton le Willows. The lease is a right to use the premises for a prescribed time frame. As a lease shortens the value of the lease deteriorates and results in it becoming more expensive to extend the lease. This is why it is often a good idea to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage companies may be reluctant to lend money on properties of this type. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this arena.

I am the registered owner of a split level flat in Barton le Willows, conveyancing was carried out in 2000. Can you work out an approximate cost of a lease extension? Comparable properties in Barton le Willows with over 90 years remaining are worth £197,000. The ground rent is £55 levied per year. The lease expires on 21st October 2079

With just 55 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

How does one remove a deceased person's name from the title deeds for a property in Barton le Willows?

If a Barton le Willows property is jointly owned and one of the proprietors passes away, their name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as in the event of a disposal you would simply need to supply proof why the other proprietor is not a party to the transfer, normally this is in the form of the probate documents.

With a view to making the sale conveyancing simpler in the future you may arrange to have the deceased person erased from the title register by applying to HM Land Registry with proof of the death. There is no fee from the Registry for this service.