Me and my wife are purchasing a leasehold flat in Maghull. My Conveyancer is not listed on the bank approved panel. Is it possible for me to appoint my Maghull conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?

You have a couple of options open to you here

• Proceed with your chosen Maghull lawyer but your lender will need to appoint a solicitor on their conveyancing panel. This will result in additional fees and likely frustration.
• Get a new lawyer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
• Appeal to your conveyancing practitioner to apply to join the bank panel

Can you explain why leasehold purchase conveyancing in Maghull costs more?

The conveyancing charges for a leasehold premises in Maghull is inevitably higher as compared to a freehold acquisition or disposal. This is due to the supplemental investigations necessary in liaising with the landlord and managing agents to obtain evidence about whether the rent and service fee have been discharged and whether there are any significant expenditure in the near future on repairs or maintenance of the block.

We hope to to buy with Melton Mowbray Building Society. We have called around locally but cant to find a Maghull conveyancing firm on the Melton Mowbray Building Society approved list. Could you help?

Please do make use of the find a conveyancing panel solicitor tool on this web page. Please choose the lender and type Maghull or your location and you will see numerous solicitors based in Maghull or near you.

My husband and I may need to rent out our Maghull garden flat for a while due to a career opportunity. We used a Maghull conveyancing practice in 2003 but they have since shut and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous Maghull conveyancing solicitor is not available you can review your lease to see if it allows you to sublet the property. The rule is that if the deeds are silent, subletting is allowed. There may be a precondition that you must seek consent from your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without prior consent. Such consent is not allowed to be unreasonably turned down. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

Leasehold Conveyancing in Maghull - Examples of Questions you should ask Prior to Purchasing

On the whole the cost for major works are not included within maintenance charges, albeit that there some managing agents in Maghull ask leasehold owners to contribute towards a reserve fund created for the specific intention of building a fund for larger works. The prefered form of lease arrangement is a share of the freehold. In this arrangement the tenants enjoy control and although a managing agent is often employed if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Where a Maghull lease has no more than 80 years it will have adverse implications on the value of the apartment. Check with your lender that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension at some point and it is worth discovering how much this will be. Remember, in most cases you would be be obliged to have owned the property for a couple of years before you are entitled to carry out a lease extension.

How easy is it to change a solicitor as I need to find a Maghull based one who is on the lender conveyancing panel. Is it practical to instruct different lawyers?

In the event that you have not formally appointed a conveyancer to commence the conveyancing and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Maghull that you're thinking of instructing.