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Find a Runcorn Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Runcorn? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Runcorn transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Runcorn

I am nearing exchange of contracts for my flat in Runcorn and the EA has just e-mailed to warn that the purchasers are switching property lawyer. The excuse is that the lender will only deal with property lawyers on their approved list. Why would a big named mortgage company only deal with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Runcorn ?

UK lenders have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

Do conveyancers ask for an advanced payment for conveyancing in Runcorn?

If you are buying a property in Runcorn your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. Ordinarily this is asked for to cover the fees of the conveyancing searches. If any deposit is as part of the total price then this will be needed shortly before exchange of contracts. The closing balance that is needed will be payable shortly before completion.

I have todayfound out that Stirling Law have been shut down. They conducted my conveyancing in Runcorn for a purchase of a freehold house 18 months ago. How can I check that the property is not still registered in the name of the former proprietor?

The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Runcorn conveyancing specialists.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Runcorn I like with open areas and station in the vicinity, the downside is that it only has 61 years unexpired on the lease. There is not much else in Runcorn for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage that many years will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

Do you have any top tips for leasehold conveyancing in Runcorn with the aim of expediting the sale process?

  • A significant proportion of the frustration in leasehold conveyancing in Runcorn can be avoided where you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
  • If you are supposed to have a share in the freehold, you should ensure that you have the original share certificate. Arranging a re-issued share certificate is often a lengthy formality and delays many a Runcorn home move. Where a new share certificate is necessary, you should approach the company officers or managing agents (where applicable) for this as soon as possible. A minority of Runcorn leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as over rather than unresolved.

I purchased a split level flat in Runcorn, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Runcorn with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2098

With just 74 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

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Neighbouring Locations

Prescot
Whiston
Rainhill
Widnes
Runcorn
Helsby
Frodsham

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