Find a Lender-Approved Local Conveyancer in Rainford

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Cheap conveyancing in Rainford does not necessarily mean low quality - but the odds are stacked against you

Top reasons to use our service to assist you select a high street conveyancing solicitor in Rainford

  • 1 Rainford conveyancing lawyers will acquainted with the local Land Registry Office, Local Authority and estate agents
  • 2 We are the UKs most comprehensive residential conveyancing directory service identifying mortgage company approved law firms delivering conveyancing in Rainford governed by the SRA or Council of Licensed Conveyancers.
  • 3 No matter what any other on-line conveyancers inform you it just might be necessary to attend your solicitor to execute legal papers. There are various parties with engaged in a homemove without having to include the postman into the pot.
  • 4 Rainford property lawyer are the linchpin to a successful Rainford conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing
  • 5 The Rainford conveyancing firms that we work with are committed to supplying the most cost, efficient and accessible conveyancing service to purchasers, sellers and investors in Rainford

Examples of recent conveyancing in Rainford since March 2024*

Recently asked questions about conveyancing in Rainford

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Rainford. My lender is Nationwide Building Society

Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 22/6/2024, the requirements read as follows :

I am planning to move property in September. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in Rainford. Conveyancing solicitor was found prior to coming across this site.

On the afternoon of completion you can collect the house keys from the selling agent but this should only take place after the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you should advise the removal men that they can start moving you in. We do not recommend a specific removal organisation but can help you locate a residential property solicitor in Rainford or a firm with expertise in conveyancing in Rainford.

Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Rainford solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Rainford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

At last I have had an offer on an apartment in Rainford agreed to, but there is a chain. The owners have offered on a property, however it’s not yet tied up, and have viewings of other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Rainford. What do I do now? At what point do I apply for the mortgage with TSB?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Rainford conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the TSB approved list. As to the subsequent phase this very much dictated by the circumstances of your transaction, attraction to the property and on the state of the market. In a hot market the majority of home buyers would apply for the mortgage with TSB and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with searches.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Rainford?

Many commercial conveyancing solicitors in Rainford 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 Rainford. The search result provides definitive data 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 Rainford.

For every commercial conveyancing transaction in Rainford it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Rainford commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Rainford.

Is there anything unique about your site and alternative internet conveyancing brokers when it comes to conveyancing in Rainford?

At this site get an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Rainford. As opposed to estate agents and many comparison sites we do not charge firms a commission if you appoint them for your property ownership legalities in Rainford

We're novice buyers - had an offer accepted, yet the agent advised that the owners will only move forward if we use the agent's chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a family conveyancer who is accustomed to conveyancing in Rainford

It is highly unlikely the vendors are behind this. Should the seller require ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you intend to instruct your preferred Rainford conveyancing solicitors - not the ones that will earn the estate agent a commission or achieve conveyancing thresholds pre-set by senior management.

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have subsequently been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Rainford. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

Most houses in Rainford are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Rainford in which case you should be looking for a Rainford conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should report to you on the legal implications.

I acquired a split level flat in Rainford, conveyancing having been completed 5 years ago. 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 over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ceases on 21st October 2085

With only 61 years unexpired we estimate the price of your lease extension to range between £18,100 and £20,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

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Sample of conveyancing solicitors in Rainford regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Rainford but also conveyancing throughout England and Wales.

  • Scott Rees & Co, Centaur House, Gardiners Place, Skelmersdale, Lancashire, WN8 9SP
  • Haygarth Jones, 109-111 Corporation Street, St. Helens, Merseyside, WA10 1SX
  • Nicholas John Hall Limited, Barrow House, 26 Barrow Street, St. Helens, Merseyside, WA10 1RX
  • J Keith Park Solicitors, Claughton House, 39 Barrow Street, St. Helens, Merseyside, WA10 1RX
  • J Keith Park Solicitors, Barrow House, Barrow Street, St. Helens, Merseyside, WA10 1RX

Residential Landlord and Tenant Conveyancing solicitors in Rainford

The firms listed below are a non-comprehensive list of solicitors in Rainford practicing in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Leasehold Valuation Tribunal proceedings

  • Barrington Lewis Law Ltd, Allied Business Centre, 1 Potter Place, Pimbo, Skelmersdale, Lancashire, WN8 9PW
  • Haygarth Jones, 109-111 Corporation Street, St. Helens, Merseyside, WA10 1SX
  • Tickle Hall Cross, Carlton Chambers, 25 Hardshaw Street, St. Helens, Merseyside, WA10 1RP
  • Frodshams Solicitors Limited, 17/19 Hardshaw Street, St. Helens, Merseyside, WA10 1RB
  • St Helens Law Limited, 19-27 Shaw Street, St. Helens, Merseyside, WA10 1DF

Transfer of Equity conveyancing in Rainford almost always comprises the following:

  • Obtaining instructions from parties involved
  • Collating the documents evidencing the title to the property
  • Following instructions from the lender (where applicable)
  • Negotiating the terms of the transaction
  • Drawing up Transfer or approving the Transfer deed
  • Negotiating amendments to the draft Transfer
  • Communicating with parties concerning the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring monies to relevant parties
  • Completing and submitting to HM Revenue and Customs the correct Land Tax forms and payment
  • Dealing with the registration formalities for the transfer of ownership and the home loan (where applicable) at the HM Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.