Finally, a mortgage agreement from Santander for the refinancing of my 2 room garden flat is expected by the end of next week. Could you put forward a cheap conveyancing practitioner in Frodsham?

This site is not designed to aid those in pursuit of cut-price fees for conveyancing solicitors in Frodsham. We can offer you excellent value conveyancing but we do not work with the cheapest lawyers. Do not be seduced by brokers offering the bait of ninety nine pound conveyancing in Frodsham. Optimistically, in going for low cost conveyancing, you will get your money’s worth and at worst you will end up invoiced for extras and still not receive the service you were looking for.

Will my solicitor be raising enquiries about flooding as part of the conveyancing in Frodsham.

Flooding is a growing risk for conveyancers specialising in conveyancing in Frodsham. There are those who buy a house in Frodsham, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a various checks that can be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Frodsham. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to determine whether the premises has ever been flooded. If flooding has previously occurred which is not notified by the vendor, then a buyer may bring a claim for damages as a result of such an misleading response. The purchaser’s solicitors may also conduct an enviro search. This will indicate whether there is a recorded flood risk. If so, more detailed investigations should be carried out.

Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who handled the conveyancing in Frodsham 5 years ago are no longer around. What are my next steps?

Assuming you have a registered title the details of your proprietorship will be evidenced by HMLR with a Title Number. It is easy to execute a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Frodsham I like with open areas and railway links in the vicinity, however it's only got 51 years on the lease. There is not much else in Frodsham suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the shortness of the lease may be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

All being well we will complete the sale of our £350,000 flat in Frodsham next week. The landlords agents has quoted £300 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Frodsham?

Frodsham conveyancing on leasehold flats often requires the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries most will be content to assist. They are entitled to levy a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some situations it is above £800. The management information fee required by the landlord must be sent together with a summary of rights and obligations in respect of administration fees, without which the invoice is technically not due. Reality however dictates that one has little choice but to pay whatever is demanded should you wish to sell the property.

I invested in buying a 2 bed flat in Frodsham, conveyancing was carried out 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Frodsham with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2095

You have 72 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.