I hired a high street firm for my conveyancing in Runcorn today. Upon checking the fine print it is apparent thatI am on the hook for fees even if the movedoes not happen. Should I go with them or use an internet firm promising no move no charge conveyancing in Runcorn?

It is usually a trade off in that if "No Completion No Fee" is advertised then the fee levels will generally be uplifted to cover the conveyances that abort. Also remember that these promotions rarely protect you from expenses such as Runcorn conveyancing search fees.

I am purchasing a house mortgage free in Runcorn. I have lived for the last Seventeen years in Runcorn. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then all but one or two of the Runcorn conveyancing searches are non-obligatory. Your solicitor will try and steer you, perhaps strongly, that you should have searches done, but she has a professional duty to take that path of guidance. One thing to take into account; if you are likely to dispose of the house one day, it may be of interest to your prospective purchaser what the searches determine. Sometimes houses with no practical issues can still throw up unexpected search results. A competent conveyancing solicitor in Runcorn should provide you some constructive guidance here.

Is it the case that all Runcorn solicitor practices on the UBS conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

We previously instructed solicitors locally in Runcorn on the Clydesdale solicitor approved list. They have just billed me an additional fee for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. This charge is not set by Clydesdale but by your Runcorn solicitor. Numerous firms on the Clydesdale panel will quote an ‘acting for lender’ fee and others do not.

I have decided to exercise my right to buy my property in Runcorn off the council. I have a mortgage offer with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

I am using a search engine for the term cheap conveyancing in Runcorn it reveals many conveyancerslocally. With so much choice what is the best way to find the suitable property lawyer for me?

The preferential way of choosing a suitable conveyancer is through a trusted referral, so seek the opinion of friends and family who have purchased a property in Runcorn or the reputable estate agent or mortgage broker. Fees for conveyancing in Runcorn differ, so it's sensible to obtain at least three quotes from varying types of law firms. Make sure that you know that the fees are fixed.

I own a leasehold flat in Runcorn. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Runcorn who previously acted has now retired. Any advice?

First contact HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Runcorn conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Runcorn Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

It would be sensible to discover as much as possible about the company managing the building as they will either make your living at the property much easier or problematic. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to every day issues such as the upkeep of the communal areas. You should not be shy to ask other tenants what they think of their service. In conclusion, be sure you understand the dates that you are obliged pay the service charge to the appropriate party and precisely how they are spending the funds. Is anyone aware of any major works anticipated that could increase the maintenance charges?