We are purchasing a flat in Sefton. It might be a silly question but how we can trust a solicitor? At some point we will need to put money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a garden flat in Sefton. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Sefton?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you should be called to receive the keys from the property Agents and start moving into the property. Usually this happens early afternoon.

My wife and I purchasing a 3 bedroom semi in Sefton. Our aim is to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to see if these alterations are prohibited?

Your solicitor should check the deeds as conveyancing in Sefton can occasionally reveal restrictions in the title deeds which restrict categories of changes or necessitated the permission of another owner. Some works need local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Sefton?

Many commercial conveyancing solicitors in Sefton will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Sefton. 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 Sefton.

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

I am purchasing a new build house in Sefton benefiting from help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not disclose to my lawyer about this side-deal as it may put at risk my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In searching the web for the term cheap conveyancing in Sefton it shows results of many property lawyerslocally. With so much choice what is the best way to find the suitable property lawyer for me?

The ideal method of seeking a suitable conveyancer is via personal referral, so ask colleagues and those you trust who have bought a property in Sefton or a respected estate agent or financial adviser. Costs for conveyancing in Sefton differ, so it's sensible to request a minimum of four costs illustrations from different solicitors. Dont forget to clarify that the fees are fixed.

I've recently bought a leasehold property in Sefton. Am I liable to pay service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Sefton - A selection of Queries Prior to buying

What is the yearly maintenance fee and ground rent? You should be aware that where the lease has fewer than eighty years it will impact the salability of the property. Check with your lender that they are willing to lend given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering what this would cost. Remember, in most cases you would be required to have been the owner of the premises for two years in order to be eligible to extend the lease. Who is in charge of the block?