It has come to my attention via my mortgage broker that my Euxton lawyer is not on the bank Conveyancing panel. How can I be sure whether this is correct?

Your first step should be to call your Euxton lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

It is a dozen years since I purchased my home in Euxton. Conveyancing solicitors have recently been retained on the sale but I am unable to find my title deeds. Is this a major issue?

Don’t worry too much. First there is a possibility that the deeds will be with the lender or they could still be with the lawyers who handled the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Euxton involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.

Just had an offer accepted on a new build apartment in Euxton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Euxton

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Euxton I like with a park and station nearby, however it's only got 52 years on the lease. There is not much else in Euxton for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan the shortness of the lease may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.

All being well we will complete the disposal of our £225,000 apartment in Euxton in just under a week. The managing agents has quoted £372 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Euxton?

Euxton conveyancing on leasehold maisonettes nine out of ten times involves administration charges levied by freeholders :

Answering pre-contract questions Where consent is required before sale in Euxton Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Euxton leasehold premises is £350. For Euxton conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I bought a leasehold flat in Euxton, conveyancing formalities finalised in 1996. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Euxton with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2081

With just 57 years left to run the likely cost is going to be between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.