In what way does my ID and proof of funds have anything to do with my conveyancing in Maghull? What am I being asked for?

You are right in these requests have nothing to do with conveyancing in Maghull. Nowadays you will not be able to proceed with any conveyancing transaction without first providing proof of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are supplying your driving licence as evidence of identification it must be both the paper section as well as the photo card part, one is not sufficient in the absence of the other.

Proof of the source of monies is required under Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancing solicitor must have this information on file. Your Maghull conveyancing lawyer will require evidence of proof of funds before they are able to accept any monies from you into their client account and they will also ask further queries concerning the origin of monies.

Please explain the implications if my lawyer’s firm is removed from the Solicitor panel ahead of completing my conveyancing in Maghull?

First, this is a very rare occurrence. 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 at a cost.

Given that I am about to part with 450k on a property in Maghull I wish to talk to a solicitor about myhouse move ahead of appointing the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your conveyancing in Maghull.There is no ‘factory style conveyancing’ - every client is unique person, not a case number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Maghull should be the amount on the final invoice that you are charged.

Estate agents have just been given the go-ahead to market my 2 bed apartment in Maghull. Conveyancing has not commenced, however I have recently had a half-yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would as all rents and maintenance invoices will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a 1st floor flat in Maghull, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Maghull with a long lease are worth £165,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 50

With just 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

I have miscalculated my finances and am a couple of grand short a 10% deposit on my apartment purchase in Maghull , but I am keen go ahead. Do I have options?

You can agree a lower deposit. Many sellers will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment