Finally, a mortgage agreement from HSBC for the remortgage of my 4 bedroom flat is due within the next few days. Could you suggest a cheap conveyancing lawyer in Knotty Ash?

You have arrived at the wrong site to search for a cheap conveyancing solicitors in Knotty Ash. Our aim is to provide affordable conveyancing but we do not aim to advertise as being the cheapest. Do not be swayed by brokers seducing you with low cost conveyancing in Knotty Ash. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in additional fees and still not get the service you were looking for.

I have paid off my mortgage with Nottingham. I assume I don't need a Knotty Ash lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

Planning on purchasing a apartment in Knotty Ash. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Knotty Ash conveyancer is on the Skipton conveyancing panel.

My sealed bid on a house in Knotty Ash has been accepted, but there is a chain. The sellers have put an offer on on an apartment, however it’s not been accepted yet, and are looking at other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Knotty Ash. What do I do now? When should I get the mortgage application with Lloyds started?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then valuation, Knotty Ash conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Lloyds approved list. As to the subsequent phase this very much depends on the specifics of your case, motivation for this property and on the state of the market. During a hot market the majority of buyers would apply for the mortgage with Lloyds and pay for the valuation and only if it comes back ok would they pay their solicitor to proceed with searches.

Will commercial conveyancing searches reveal planned roadworks that may affect a commercial site in Knotty Ash?

Its becoming the norm that commercial conveyancing solicitors in Knotty Ash will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Knotty Ash. The search result 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 Knotty Ash.

For each commercial conveyancing transaction in Knotty Ash it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Knotty Ash commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Knotty Ash.

There are only Fifty years unexpired on my lease in Knotty Ash. I now wish to get lease extension but my landlord is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the landlord. On the whole a specialist may be useful to conduct investigations and to produce an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s absence and the application to the County Court covering Knotty Ash.

I am the registered owner of a garden flat in Knotty Ash, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Knotty Ash with an extended lease are worth £181,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2076

With only 51 years unexpired the likely cost is going to be between £30,400 and £35,200 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

Do I have to pop into the offices of the lender conveyancing panel solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Knotty Ash so that I can attend their offices when needed.

Most conveyancing panel lawyers for the lender undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Knotty Ash. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.