We are planning to acquire a property and require a conveyancing solicitor in Widnes who is on the Yorkshire BS approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Widnes.

This question may be naive but I am unexperienced as FTB of a garden flat in Widnes. Do I collect the keys to the house on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Widnes?

On the day of completion you will not be required to go to the conveyancers office in Widnes. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be invited to collect the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a Widnes conveyancing practitioner on the RBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

My offer was accepted on a house in Widnes on 13/2/2023, valuation was booked 4 days later, all came back fine. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?

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

I am buying a new build apartment in Widnes. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Widnes

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I have been on the look out for a flat up to £195,000 and identified one close by in Widnes I like with amenity areas and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Widnes in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a mortgage that many years may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

If instructed can a conveyancer remove a person from the title of my home in Widnes ?

Extracting or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer