We were about to instruct a conveyancing solicitor in Standish listed using your search tool but stumbled across alternative estimates via the web look cheaper – why is this?

There are plenty of firms promoting self styled cheap conveyancing, unfortunately it’s common in such cases for additionalcharges end up with the closing fee being inflated. In accordance with regulatory requirements charges listed in terms of business should be equitable and be applied The solicitors that we put forward for conveyancing in Standish genuinely set out all charges for the property you intend topurchase.

It is a dozen years since I bought my home in Standish. Conveyancing solicitors have recently been retained on the sale but I am unable to find my title deeds. Is this a problem?

Don’t worry too much. Firstly there is a chance that the deeds will be kept by the mortgage company or they may stored with the conveyancers who acted in your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Standish relates to registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.

The estate agent has sent us the confirmation of our purchase of a new build flat in Standish. 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 conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Standish

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I have been on the look out for a leasehold apartment up to £305k and found one close by in Standish I like with open areas and transport links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Standish suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan the remaining unexpired lease term may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

Is it necessary during the course of the conveyancing process to pop into the offices of the lender conveyancing panel solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Standish so that I can attend their offices if necessary.

As opposed to twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Standish.