I have just been advised by my IFA that my Rainford the law firm I have appointed is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?

The best course of action for you to take is to contact your Rainford lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may recommend you to a Rainford conveyancing practice that is on the conveyancing panel for your bank.

My uncle passed away 10 months ago and as sole heir and executor I was left the property in Rainford. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?

Where you intend to re-mortgage then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.

Just bought a terraced house in Rainford , What is the estimated time for the Land Registry to record my title? My Rainford conveyancing solicitor works at snail pace, so I want to check that my name is registered.

As far as conveyancing in Rainford registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ according to who lodges the application, whether it is in order and whether the Land registry have to notify any 3rd persons or bodies. Currently roughly three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted delays. Registration occurs after the purchaser has moved in to the property so an expedited registration is not typically primary concern but 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.

Just had an offer accepted on a new build flat in Rainford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Rainford

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared.

What is different about your site and alternative web based conveyancing solicitors for conveyancing in Rainford?

At this site get a conveyancing quote via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Rainford. As opposed to estate agents and brokerage sites we do not charge firms a fee if you appoint them for your property ownership legalities in Rainford