Do I need to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Kirkdale so that I can attend their offices when needed.

Whereas this was necessary 15 years ago, most banks no longer require their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to provide ID documents and there are still distinct benefits to instructing a local solicitor, in your situation a conveyancing solicitor in Kirkdale.

I am helping my aunt sell her property in Kirkdale. Will the conveyancing solicitor order an energy performance certificate or do I organise this?

After the abolition of Home Packs, energy assessments was kept a compulsory element of moving house. An EPC must be to hand prior to the property being advertised. It is not a task that conveyancers normally arrange. If you are using a Kirkdale conveyancing practitioner they may be willing to arrange energy performance certificates given their relationships with reputable local providers

I am planning to move house in November. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Kirkdale. Conveyancing solicitor was organised prior to coming across your website.

On the day of completion you can pick up the keys from your property agent but this should only occur when the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be collected. After that you will need to inform the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you choose a conveyancing in Kirkdale or a solicitor that specialises in conveyancing in Kirkdale.

When it comes to lenders such as Principality, do Kirkdale property lawyers face a fee to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I am buying a new build house in Kirkdale with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of extras instead. The property agent told me not to tell my conveyancer about the extras as it may adversely affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Do I need to be concerned that estate agents that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local Kirkdale conveyancing company?

As with many service providers, often referrals from family and friends can be worth their weight in gold. But there are lots of parties with a vested interest in a conveyancing deal; estate agents, financial adviser and lenders may suggest solicitors to instruct. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You have the right to choose your own lawyer. Don't forget that some mortgage providers have an approved list of solicitors you are obliged to use for the mortgage aspect of your conveyancing.

Having checked my lease I have discovered that there are only 62 years unexpired on my flat in Kirkdale. I need to get lease extension but my landlord is missing. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the landlord. On the whole a specialist should be helpful to carry out a search and to produce a report which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Kirkdale.

I invested in buying a split level flat in Kirkdale, conveyancing was carried out 6 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Kirkdale with a long lease are worth £181,000. The ground rent is £55 yearly. The lease finishes on 21st October 2076

With only 51 years unexpired we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as 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 the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.