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Recently asked questions about conveyancing in Runcorn

We are purchasing a end of terrace house in Runcorn. We would like to convert the garage to an office at the house.Will legal conveyancing on the property include investigations to determine if these alterations are allowed?

Your solicitor will check the deeds as conveyancing in Runcorn will on occasion identify restrictions in the title deeds which prohibit categories of works or necessitated the permission of another owner. Some extensions require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I am buying a property in Runcorn. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?

As your lender is Bank of Ireland your lawyer must check the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and lawyers are required to report to Bank of Ireland where a lease does not meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Runcorn.

I have decided to exercise my right to buy my property in Runcorn off the council. I have a mortgage offer with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

Will our solicitor be making enquiries concerning flooding as part of the conveyancing in Runcorn.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Runcorn. There are those who buy a property in Runcorn, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Runcorn. The conventional set of property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover whether the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser could commence a legal claim for losses resulting from an incorrect response. A purchaser’s solicitors should also commission an environmental search. This should indicate whether there is any known flood risk. If so, additional investigations should be initiated.

Have purchased a a detached house in Runcorn , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Runcorn conveyancing solicitor works at snail pace, so I want to check the registration formalities are dealt with.

There is nothing unique about conveyancing in Runcorn registration formalities. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. Currently roughly three quarters of submission are fully addressed in less than three weeks but occasionally there can be longer hold-ups. Registration is effected after the buyer has moved in to the property so registration formalities is not always top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.

I am using a search engine for the term on line conveyancing in Runcorn it brings up many solicitorslocally. With so much choice what is the best way to find the suitable property lawyer for me?

The best way of finding the right conveyancer is via trusted testimonial, so enquire of friends and those you trust who have acquired a property in Runcorn or a local estate agent or financial adviser. Costs for conveyancing in Runcorn vary, so it's sensible to secure at least four estimates from varying types of property lawyers. Make sure that you know what costs in the quote includes.

We are midway through buying a property in Runcorn. Conveyancing solicitor has told us the title is "Leasehold". Should this impact our Natwest valuation?

Runcorn conveyancing does not ordinarily involve leasehold houses. The crucial consideration here is the remaining lease term and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to impact the value significantly.

At the other extreme, if it's, say, 50 years it is bound to have a significant effect on the saleability, and probably wouldn't be acceptable to the lender. The length of lease and ground rent will be specified in the lease which should be made available to your conveyancing practitioner.

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