Our bank has recommended a law firm on their panel based in Great Sankey but I would rather choose a conveyancing lawyer in Great Sankey or nearer to where I live. Are you able to assist?

The minority of Great Sankey conveyancing practices are approved and listed on all lender’s conveyancing panel. Use the above find an approved solicitor tool to locate a Great Sankey conveyancing solicitor on the on the bank panel.

This question may be naive but I am unseasoned as a first time purchaser of a two bedroom flat in Great Sankey. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Great Sankey?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be called to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.

Can I be sure that the Great Sankey conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Great Sankey getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your conveyancing.

I was told two weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Great Sankey is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

My colleague advised me that if I am purchasing in Great Sankey I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Great Sankey conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Great Sankey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Great Sankey Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Great Sankey Education with maps and statistics, Local Amenities and other useful data about Great Sankey.

I am 18 days into a leasehold purchase having been recommend to a firm by the estate agent to perform conveyancing in Great Sankey. I am not happy. Could you help me find new solicitors?

They would have to be very poor in order to consider replacing them. Has the loan offer been generated? If so you need to inform them of the new contact details and ensure the offer are issued to the new lawyers. The solicitor ideally needs to be on the banks panel to avoid escalating costs and frustration. So that should be your starting point. Our search tool will help you find a bank approved lawyer for your home move in Great Sankey

There are only 62 years left on my flat in Great Sankey. I now wish to get lease extension but my landlord is absent. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the landlord. In some cases an enquiry agent should be useful to conduct investigations and prepare a report to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the application to the County Court covering Great Sankey.

I purchased a ground floor flat in Great Sankey, conveyancing formalities finalised June 2005. 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? Equivalent flats in Great Sankey with an extended lease are worth £211,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2093

With just 67 years remaining on your lease we estimate the premium for your lease extension to span between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.