I am assisting my mother sell her property in West Kirby. Does the conveyancer commission the EPC or should I organise this?

After the abolition of Home Information Packs, energy performance certificates was kept a required part of moving property. An energy performance certificate must be to hand prior to the property being marketed. It is not a task that law firms normally organise. Where you are using a West Kirby conveyancing solicitor they may be willing to arrange energy performance certificates given their contacts with long established West Kirby accredited person

Is it correct that all West Kirby CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?

A selection of lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I was told four weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in West Kirby is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.

Just bought a terraced house in West Kirby , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My West Kirby conveyancing solicitor has been very slow, so I want to be certain the registration formalities are dealt with.

There is nothing unique when it comes to conveyancing in West Kirby registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. As of today in the region of three quarters of such applications are fully dealt with within 12 days but some can be subject to longer delays. Registration takes place after the buyer has moved in to the property so registration formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.

I am selling my property. My former lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in West Kirby if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in West Kirby. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

We are 18 days into a leasehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in West Kirby. I am am extremely dissatisfied with the quality of service. Can you you assist me in finding new solicitors?

A conveyancer would need to be really poor to suggest changing them. Has your loan offer been sent? If so you will need to advise them of the new contact details and ensure the offer are re-issued. Your conveyancer needs to be on the lenders panel to avoid supplemental charges and complications. So that should be your starting point. The find a solicitor tool should help you find a bank approved conveyancer for your home move in West Kirby

I am looking at a couple of flats in West Kirby both have about 50 years left on the leases. should I be concerned?

There are no two ways about it. A leasehold apartment in West Kirby is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the marketability of the property. For most purchasers and mortgage companies, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with West Kirby conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a 2 bed flat in West Kirby, conveyancing having been completed in 2001. How much will my lease extension cost? Comparable properties in West Kirby with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2078

You have 53 years left to run we estimate the premium for your lease extension to range between £27,600 and £31,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.