We are soon to exchange on the purchase of a house in Warrington but as a consequence of damage from some water damage at the property I have was able negotiate reparation from the seller of £2k in the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process however RBS will not agree to this. Should they have been notified?

Your property lawyer that is on the RBS approved list is required to disclose to RBS of any changes to the purchase price. If you prohibit your solicitor to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Warrington.

What will a local search inform me about the house we're buying in Warrington?

Warrington conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search is essential in every Warrington conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I have a 4 bedroom Victorian house in Warrington. Conveyancing solicitor represented me and Platform Home Loans Ltd. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Warrington and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing practitioner who conducted the work.

I need to find a conveyancing solicitor for purchase conveyancing in Warrington. I've land on a site which seems to have the perfect offering If it is possible to get all this stuff done via phone that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I would like to let out my leasehold flat in Warrington. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Notwithstanding that your previous Warrington conveyancing lawyer is no longer available you can check your lease to check if it allows you to sublet the apartment. The rule is that if the lease is silent, subletting is allowed. Quite often there is a prerequisite that you need to seek consent via your landlord or other appropriate person in advance of subletting. This means that you cannot sublet in the absence of first obtaining permission. The consent must not not be unreasonably withheld. If your lease prohibits you from subletting the property you should ask your landlord for their consent.

I am the registered owner of a 2 bed flat in Warrington, conveyancing having been completed September 1998. Can you work out an approximate cost of a lease extension? Comparable flats in Warrington with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2093

With 70 years unexpired the likely cost is going to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. 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 without first getting professional advice.