How up to date is your database of Widnes solicitors on the UBS conveyancing panel? Do UBS send you an updated list?

Widnes conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

Do I have to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Widnes so that I can attend their offices if necessary.

Whereas this was necessary ten years ago, most mortgage companies no longer need their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to supply identification documents and there are still distinct benefits to instructing a locally based practitioner, in your case a conveyancing solicitor in Widnes.

How does conveyancing in Widnes differ for newly converted properties?

Most buyers of new build premises in Widnes come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because developers in Widnes usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Widnes or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a house in Widnes in advance of retaining solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders will refuse to give a loan on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Widnes. Conveyancing will be smoother if you use a solicitor in Widnes especially if they are accustomed to such properties in Widnes.

I have just started marketing my 2 bed flat in Widnes. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as usual given that all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless 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 garden flat in Widnes, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Widnes with an extended lease are worth £186,000. The ground rent is £55 invoiced every year. The lease ceases on 21st October 2077

You have 53 years remaining on your lease the likely cost is going to span between £27,600 and £31,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.