I opted for a high street solicitor for our conveyancing in Great Sankey yesterday. Reviewing the terms of engagement it is apparent thatwe are on the hook for charges even where the conveyance does not complete. Should I go with them or choose an internet conveyancing company who offer no-sale-no-fee conveyancing in Great Sankey?

Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be higher to neutralise the conveyances that do not go ahead. Do bear in mind that these offerings rarely protect you from expenditure such as Great Sankey conveyancing search charges.

We see that you have a post code search directory identifying law firms on the UBS conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Great Sankey?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Great Sankey.

Can you clarify what the consequences are if my lawyer’s firm is suspended from the Virgin Money Solicitor panel ahead of completing my conveyancing in Great Sankey?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

The deeds to our home can not be found. The conveyancers who dealt with the conveyancing in Great Sankey 10 years ago have long since closed. What are my options?

You no longer need to hold title original deeds to evidence that you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.

Do you have any advice for leasehold conveyancing in Great Sankey with the intention of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Great Sankey can be bypassed if you appoint lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information needed by the purchasers’ conveyancers.
Some Great Sankey leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is below 80 years. It is therefore essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. The majority of freeholders or Management Companies in Great Sankey levy fees for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Great Sankey.

Great Sankey Leasehold Conveyancing - Sample of Questions you should ask before buying

The best form of lease structure is a share of the freehold. In this scenario the leaseholders benefit from control and notwithstanding that a managing agent is often retained where it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. What is the service charge and ground rent on the property? What prohibitions are there in the Great Sankey Lease?