I have been told that property searches are a common reason for obstruction in Runcorn house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Runcorn.

I'm buying my first flat in Runcorn benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not disclose to my solicitor about the side-deal as it would adversely affect my mortgage with the bank. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Runcorn is the location of the property. What do you suggest?

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

As co-executor for the will of my aunt I am selling a property in Swansea but live in Runcorn. My solicitor (based 250 miles awayneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Runcorn to attest and place their company stamp on the document?

Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Runcorn based

Due to complete next month on a ground floor flat in Runcorn. Conveyancing solicitors assured me that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Runcorn should include some of the following:

You should have a good understanding of the building insurance requirements Does the lease prevent you from letting out the property, or having a home office for business You should know if the lease allows you to change or upgrade aspects of the premises- you should know whether any restrictions applies to all alterations or just structural alteration, and whether consent is mandated necessary Specifying your rights in relation to the communal areas in the block.For instance, does the lease include a right of way over an accessway or staircase?

I acquired a 2 bed flat in Runcorn, conveyancing formalities finalised 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Runcorn with over 90 years remaining are worth £202,000. The ground rent is £60 per annum. The lease comes to an end on 21st October 2080

With only 57 years unexpired the likely cost is going to range between £28,500 and £33,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.