I am buying a house and require a conveyancing solicitor in Runcorn who is on the Aldermore solicitor. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Aldermore in certain locations such as Runcorn. We dont recommend any particular firm.

We had chosen solicitors located in Runcorn on the UBS solicitor panel. They have just invoiced me a supplemental sum for handling the UBS mortgage. Is this an additional conveyancing fee set by UBS?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor can charge a fee for this. This fee is not set by UBS but by your Runcorn solicitor. Numerous firms on the UBS panel will charge ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.

I am expecting a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Runcorn solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Runcorn solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being difficult. The Runcorn solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm purchasing my first flat in Runcorn with a loan from Skipton Building Society. The developers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not inform my solicitor about this side-deal as it may adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I’m about to sell my garden flat in Runcorn. Conveyancing lawyers have not yet been instructed, however I have recently received a yearly maintenance charge invoice – Do I pay up?

The sensible thing to do is pay the invoice as you normally would given that all ground rent and service payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice 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. This will smooth the conveyancing process.

I purchased a leasehold flat in Runcorn, conveyancing having been completed in 2002. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Runcorn with over 90 years remaining are worth £171,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2104

With just 79 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

I need to assess costs for conveyancing in Runcorn from three conveyancer and choose one. Do I ask them to sit tight until I have found somewhere to acquire.

We would recommend that you only get your lawyer to start work and submit searches once the offer has been accepted on the property particularly as Runcorn conveyancing searches are not inexpensive.