We are about to exchange contracts for a semi detached house in Runcorn. We have hit a snag. Our loan offer with Birmingham Midshires runs out on 18/2/2026 but the sellers are putting forward a completion date of 20/2/2026. Can one prolong the mortgage offer?
The best person to address this concern is your solicitors who will hopefully calculate if he or she is better off negotiating with the lender, owner’s conveyancers, estate agents or possibly all parties given the history of your transaction as of today.
Why is leasehold purchase conveyancing in Runcorn costs more?
Runcorn leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
The Runcorn conveyancing solicitors that just started acting on my house acquisition in Runcorn have suddenly closed. I only went with them because I had to have a firm on the Lloyds conveyancing panel and my previous Runcorn lawyer was not. I paid them 275 plus VAT in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
How can we tell if a Runcorn conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Runcorn getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.
Lloyds have agreed my mortgage in principle, my offer on a flat in Runcorn has been accepted, now what?
The property agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Call up Lloyds or your broker and finish off any appropriate paperwork. Lloyds will sellect a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Lloyds will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Runcorn.
At last I have had an offer on an apartment in Runcorn accepted, but there is a chain. The sellers have put an offer on somewhere, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Runcorn. What should be my next step? At what stage should I apply for the mortgage with Yorkshire BS?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Runcorn conveyancing search charges, etc). First, you should ensure that your conveyancing practitioner is on the Yorkshire BS approved list. Regarding the subsequent steps this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. In a buoyant market the majority of purchasers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with searches.
I am buying a new build flat in Runcorn. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Runcorn
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
If all goes to plan we aim to complete our sale of a £325,000 flat in Runcorn in nine days. The landlords agents has quoted £372 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Runcorn?
For most leasehold sales in Runcorn conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-contract enquiries
Where consent is required before sale in Runcorn
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I invested in buying a leasehold flat in Runcorn, conveyancing was carried out 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Runcorn with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2086
With only 61 years left to run we estimate the premium for your lease extension to range between £18,100 and £20,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. 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 should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.