My Wirral lawyer has identified a discrepancy between the information in the home valuation report and what is revealed within the title deeds. My solicitor has advised that he is duty bound to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

My lender has suggested a law firm on their panel based in Wirral but I would rather instruct a conveyancing lawyer in Wirral round the corner to me. Can you assist?

Far from all Wirral conveyancing firms are on all lender’s conveyancing panel. Please make use of our search tool to find a Wirral conveyancing firm on the on the bank panel.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Wirral I like with open areas and railway links in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Wirral suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage the shortness of the lease may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

What makes your site different to other internet conveyancing brokers for conveyancing in Wirral?

At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Wirral. Unlike many estate agents and brokerage sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm that pays the most kickback, not the best value conveyancing in Wirral

All being well we will complete the sale of our £375,000 maisonette in Wirral in just under a week. The management company has quoted £408 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Wirral?

For most leasehold sales in Wirral conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-contract questions Where consent is required before sale in Wirral Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Wirral leasehold property is £350. For Wirral conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I own a 1st floor flat in Wirral, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Wirral with a long lease are worth £206,000. The ground rent is £45 levied per year. The lease expires on 21st October 2090

You have 66 years remaining on your lease we estimate the price of your lease extension to range between £11,400 and £13,200 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.