The deeds to my home are lost. The solicitors who did the conveyancing in Huyton 5 years ago no longer exist. Will I be able to sell the house?

Assuming the title is registered the details of your ownership will be retained by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, identify your property and get up to date copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

How does conveyancing in Huyton differ for new build properties?

Most buyers of new build residence in Huyton come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because developers in Huyton usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Huyton or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Huyton is where the house is located. Can you offer any assistance?

Flying freeholds in Huyton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Huyton you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Huyton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

As co-executor for the estate of my father I am disposing of a property in Cardiff but live in Huyton. My solicitor (approximately 260 miles awayneeds me to sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Huyton to witness this legal document for me?

Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Huyton based

What advice can you give us when it comes to finding a Huyton conveyancing practice to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a Huyton conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Huyton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:

What volume of lease extensions have they completed in Huyton in the last twenty four months? If the firm is not ALEP accredited then what is the reason?

I inherited a 2 bed flat in Huyton, conveyancing having been completed 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Huyton with an extended lease are worth £197,000. The ground rent is £55 per annum. The lease ends on 21st October 2080

With only 55 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns 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 without first getting professional advice.