My wife and I are buying a newly constructed apartment in Maghull and my lawyer is informing me that she has to the bank to reveal incentives from the seller. I am on a tight deadline to exchange and I don't want to prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Have completed on a a terraced house in Maghull , What is the estimated time for the Land Registry to register my proprietorship? My Maghull conveyancing solicitor has been painfully slow, so I want to check the land registry aspects are concluded.

As far as conveyancing in Maghull registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether there are errors and whether the Land registry have to notify any interested persons or bodies. As of today roughly 80% of submission are fully dealt with within 12 days but some can be subject to longer delays. Registration occurs after the purchaser is living at the premises therefore an expedited registration is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Maghull is the location of the property. Can you offer any advice?

Flying freeholds in Maghull are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Maghull you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Maghull 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 property.

In my capacity as executor for the estate of my grandfather I am disposing of a house in Newport but I am based in Maghull. My lawyer (based 260 miles awayrequires that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Maghull who can attest and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Maghull

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Maghull. Conveyancing advisers have are about to be appointed. Will they explain the issues?

Most houses in Maghull are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Maghull in which case you should be looking for a Maghull conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your solicitor will advise you fully on all the issues.

I acquired a studio flat in Maghull, conveyancing having been completed November 2002. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Maghull with a long lease are worth £186,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2077

With just 52 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 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 are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.