At what point can the exchange of contracts happen for residential conveyancing in Hoole and do I need to be at the conveyancers office?

If you are local to one of the conveyancing solicitors in Hoole you are invited in to sign contracts. However, the firms we work with provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when communicating with you electronically. The executing of the contract is not the important part. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hoole)to be in the office available at the end of the phone to exchange contracts.

I had intended to instruct a property lawyer in Hoole for our house purchase. Our financial adviser informed us that our mortgage lenders The Mortgage Works won't deal with them. Why is this not regarded as unfair competition?

Banks ordinarily restrict either the category or the amount of conveyancing practices on their member panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, a few banks have limited the number of solicitor practices they allow to act for them. You should note that The Mortgage Works have no responsibility for the quality of advice provided by any member of The Mortgage Works Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there remains differing opinions about the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near Hoole only carry out very few conveyances a year.

I'm the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Hoole. The Hoole property was put into my name in April. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in April. Is the property unsalable for six months?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some banks would take a practical view as this obligation principally exists to pick up on subsales or the flipping of properties.

We previously chose conveyancing lawyers based in Hoole on the UBS solicitor panel. They have just invoiced me an additional amount for dealing with the UBS mortgage. Is this an additional conveyancing fee set by UBS?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. The charge is not set by UBS but by your Hoole conveyancing practitioner. Some firms on the UBS panel will quote ’dealing with mortgage’ fee and others do not.

I am selling my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being pedantic. The Hoole solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My father has suggested that I appoint his conveyancers in Hoole. Should I use them?

No doubt it’s preferable to select a conveyancing practitioner is to get feedback from friends or family who have actually experience in using the solicitor you're contemplating using.

I am tempted by the attractive purchase price for a two flats in Hoole which have about fifty years remaining on the lease term. Will this present a problem?

A lease is a right to use the premises for a period of time. As the lease gets shorter the value of the lease decreases and it becomes more costly to extend the lease. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this field.

I own a 1st floor flat in Hoole, conveyancing having been completed in 2011. How much will my lease extension cost? Comparable flats in Hoole with a long lease are worth £201,000. The ground rent is £45 yearly. The lease ends on 21st October 2088

You have 64 years unexpired we estimate the premium for your lease extension to range between £14,300 and £16,400 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.