My Birkenhead solicitor has discovered an inconsistency when comparing the assumptions in the valuation report and what is in the title deeds. My lawyer says that he needs to ensure that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s stance right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements 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.

I need some quick conveyancing in Birkenhead as I am under a deadline to exchange contracts within 4 weeks. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are are a cash buyer you have the choice not to do searches although no law firm would advise that you don't. With lots of history conveyancing in Birkenhead the following are instances of what can arise and therefore impact market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Railway Schemes,...

Is it best to choose a Birkenhead conveyancing practitioner in close proximity to the house I am buying? We have a good friend who can conduct the legal formalities but they are based 400kilometers away.

The primary upside of using a high street Birkenhead conveyancing firm is that you can attend the office to sign paperwork, deliver your identification documents and pester them if necessary. Having local Birkenhead know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were impressed that should outweigh using an unknown Birkenhead conveyancing solicitor solely due to them being round the corner.

I am employed by a long established estate agent office in Birkenhead where we have witnessed a few flat sales put at risk as a result of short leases. I have received contradictory information from local Birkenhead conveyancing firms. Could you confirm whether the vendor of a flat can instigate the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Birkenhead Leasehold Conveyancing - A selection of Questions you should ask Prior to buying

Does the lease have more than 80 years unexpired? Most Birkenhead leasehold apartments will have a service bill for the upkeep of the building set on behalf of the freeholder. Should you buy the property you will have to meet this liability, usually periodically during the year. This can vary from several hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a rentcharge for you to pay yearly, ordinarily this is not a large figure, say approximately £25-£75 but you should to enquire as occasionally it could be prohibitively expensive. The prefered form of lease arrangement is a share of the freehold. In this scenario the tenants have control and although a managing agent is often retained if the building is bigger than a house conversion, the managing agent is directed by the tenants.

I am are seeking to find a dependable conveyancing solicitor in Birkenhead to buy a flat. I I am fearful of being overcharged and there's lots of Birkenhead conveyancing firms out there...who do I opt for?

An unbiased personal recommendation via a friend or family member who has used a conveyancing solicitor previously is always a good thing. You are likely to know someone who has used a conveyancing lawyer in the past. Do make the most of our tool to compare Birkenhead conveyancing quotes