It has taken forever and a day but a mortgage agreement from Santander for the refinancing of my 4 room maisonette is expected imminently. Could you propose a cheap conveyancing law firm in Whiston?

You are on the wrong site if you are in need of the cheapest conveyancing solicitors in Whiston. Our aim is to provide cost effective conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing organisations seducing you with low cost conveyancing in Whiston. Optimistically, in deciding on cheap conveyancing, you will receive what you pay for and at worst you will end up with a hefty uplift in additional fees and still not end up with the service expected.

What is the first thing I need to know regarding purchase conveyancing in Whiston?

You may not hear this from too many lawyers but conveyancing in Whiston or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists lots of room for friction between you and others involved in the transaction. For instance, the vendor, estate agent and on occasion the mortgage company. Selecting a solicitor for your conveyancing in Whiston an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to protect your best interests and to protect you.

On occasion a third party with a vested interest may try and convince you that it is in your interests to do things their way. For example, the property agent may claim to be assisting by claiming that your lawyer is wrong. Or your financial adviser may advise you to do take action that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

My lender has recommended solicitors on their panel based in Whiston but I would rather instruct a conveyancing lawyer in Whiston or nearer to where I live. Can you help?

It is by no means the case that all Whiston conveyancing solicitors are listed all banks conveyancing panel. Use our find an approved solicitor tool to choose a Whiston conveyancing conveyancer on the on the mortgage company panel.

I'm converting the mortgage on my primary house to a BTL mortgage with Alliance & Leicester and intend to use the remaining equity as a down payment on another house. The area we are interested in is Whiston. Will your lawyers be able to act for the two banks and tie in the conveyances?

Make use of our search tool on this page to be sure that the lawyers are approved by both lenders. On the basis that they are your conveyancer should be able to tie up the two conveyancing matters but you should have a chat with you conveyancer and make apparent your desired outcome and needs.

Can you provide any advice for leasehold conveyancing in Whiston from the perspective of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Whiston can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the buyers’ lawyers.
If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share document. Obtaining a duplicate share certificate can be a lengthy process and slows down many a Whiston conveyancing transaction. If a new share is necessary, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. A minority of Whiston leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have had any disputes with your landlord or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to ongoing. You may think that you are aware of the number of years left on your lease but you should verify this by asking your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is under 75 years. In the circumstances it is essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.

I am the registered owner of a studio flat in Whiston, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable properties in Whiston with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 per annum. The lease ends on 21st October 2086

You have 61 years unexpired the likely cost is going to range between £18,100 and £20,800 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.