I was referred a lawyer who has sent a quote for £1200 for no sale no fee conveyancing in Runcorn. I’m looking to sell a Victorian property for £125,000. Is this over the top? Is it above the average fee for conveyancing in Runcorn?
The charges are a tad high. If you shop around you may be able to get the conveyancing a bit cheaper by perhaps £100 plus VAT. On the other hand, you couldcome to rue opting for an a cheaper lawyer. If is important to enquire the firm can also act for your bank. Do make use of our comparison tool to select a Runcorn conveyancing firm on the lender’s conveyancing panel which can often include conveyancing solicitors in Runcorn.
Please explain the implications if my solicitor is suspended from the Lloyds Conveyancing panel ahead of completing my conveyancing in Runcorn?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Runcorn?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Runcorn. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in Runcorn I like with open areas and railway links in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in Runcorn for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
We're first time buyers - had an offer accepted, but the selling agent informed us that the vendor will only move forward if we use their recommended solicitors as they need an ‘expedited deal’. We would rather use a local solicitor who is familiar with conveyancing in Runcorn
It is improbable the vendors are driving this. If they desire ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you intend to instruct your preferred Runcorn conveyancing lawyers - rather thanthose that will give the negotiator at the agency a commission or achieve conveyancing figures demanded by senior management.