Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a ground floor flat in Rainford. Do I collect the keys to the premises on completion from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Rainford?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be able to collect the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.

I was told three weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Rainford is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.

Principality have agreed my mortgage in principle, my offer on a house in Rainford has been accepted, what happens next?

Your estate agent will wish to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the bank’s approved list). Contact Principality or the broker and finish off any relevant paperwork. Principality will appoint a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately ten days to get a mortgage offer. Principality will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rainford.

Just had an offer accepted on a new build apartment in Rainford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Rainford

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

How simple is it to use your search facility to choose a conveyancing solicitor in Rainford on the panel for my mortgage?

Step one is to choose a lender such as Barclays , Leeds Building Society or Barclays Direct then choose your location e.g. Rainford. Conveyancing organisations in Rainford and nationally will then be shown.

In surfing the web for the words conveyancing in Rainford it shows results of numerous solicitorslocally. How do I determine which is the right conveyancing solicitor for the sale of my house?

The ideal method of seeking a suitable conveyancer is via trusted referral, so enquire of colleagues and relatives who have bought a property in Rainford or the respected estate agent or mortgage broker. Fees for conveyancing in Rainford differ, so it's a good idea to request a minimum of three fee calculations from different solicitors. Be sure to obtain confirmation what costs in the quote includes.

What advice can you give us when it comes to appointing a Rainford conveyancing practice to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Rainford conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Rainford conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

If the firm is not ALEP accredited then what is the reason? How many lease extensions has the firm completed in Rainford in the last twenty four months?

I inherited a basement flat in Rainford, conveyancing was carried out February 2009. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Rainford with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease comes to an end on 21st October 2074

You have 50 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 plus costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.