I am looking for value for money conveyancer. Should I go for for a nationwide conveyancer rather than a local Edge Hill conveyancing lawyer?

Edge Hill is a special area, where neighbourhood knowledge is a significant benefit. The relaxed pace of life is great – just not when it comes to your conveyancing. The property lawyers that we endorse display vast Edge Hill intelligence with a professional, can doattitude that ensures everything runs smoothly. It is a definite plus that they can make use of established connections with mortgage brokers, estate agents, surveyors and counterpart Edge Hill conveyancing practices

The vendors of the property we are purchasing hired a conveyancing practitioner in Edge Hill who has insisted on a lock out contract with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?

This kind of preliminary agreement isn't common in Edge Hill, conveyancers will often direct clients away from them as they detract from the main conveyancing focus and if you end up losing your deposit then the solicitor is left exposed. Secondly, there is no assurance that just because the proprietor has signed an exclusivity agreement they will sell to you. They may breach the contract if they receive a large enough incentive to do so because an aggrieved buyer with the benefit of a lockoutcontract will still be obliged establish consequential losses from the breach and these may not amount to the financial upside that your seller may obtain by breaching the agreement, no matter how morally condemnable the behaviour is.

I just acquired a house at auction in Edge Hill. Conveyancing is necessary. What are my next steps?

Having exchanged you will need to retain a conveyancing practitioner soon as you now have a tight deadline in which to complete the purchase. An auction property should have a bespoke legal pack. This will include evidence of title and search results. If you have purchased leasehold property the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor ASAP. Do make sure that your finances are in order to complete the transaction on the set completion date.

We had chosen solicitors located in Edge Hill on the Santander solicitor approved list. They are now charging me a separate amount for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?

As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to charge a fee for this. The fee is not dictated by Santander but by your Edge Hill conveyancer. Some firms on the Santander panel will quote ’dealing with mortgage’ fee and others do not.

I am currently in the process of buying my council flat in Edge Hill. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Edge Hill?

Its becoming the norm that commercial conveyancing solicitors in Edge Hill will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Edge Hill. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Edge Hill.

For each commercial conveyancing transaction in Edge Hill it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Edge Hill commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Edge Hill.

Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who conducted the conveyancing in Edge Hill 4 years ago are no longer around. What are my next steps?

Gone are the days when you need to hold title official documentation to prove you own the land or property, given that the Land Registry have everything they need in a digital format.