Find a Lender-Approved Local Conveyancer in Runcorn

Ready to buy a new home? Find a law firm approved by your lender.

There is a good reason why you won’t find people saying “if only I would have chosen a cheap online firm”! Go local - instruct a conveyancing solicitor in Runcorn

Logical reasons to use our service to help you select a local conveyancing solicitor in Runcorn

  • 1 Notwithstanding what alternative on-line conveyancers tell you it just might be necessary to pop into your solicitor to execute legal papers. There are various parties with involved in a conveyancing transaction without having to include Royal Mail into the pot.
  • 2 Low cost packages from online conveyancers might be tempting. However, these organisations are often based many kilometers away with limited understanding of the factors that affect property transactions in Runcorn
  • 3 We are the UKs largest domestic conveyancing directory service identifying mortgage company approved property lawyers carrying out conveyancing in Runcorn who are regulated by the SRA or Council of Licensed Conveyancers.
  • 4 Experience means that Runcorn conveyancer have established very good working relationships with Runcorn local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all parties involved in the process of dealing with your home move in Runcorn.
  • 5 Runcorn conveyancers have a significant edge when it comes to Runcorn conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that can impact your sale or purchase

Examples of recent conveyancing in Runcorn since July 2021*

Conveyance

of flat Vine Street WA7 5DD, sold for £95,000. Leasehold conveyancing work included: taking formal instructions from and updating the seller client, preparing statement detailing charges, setting up the completion formalities

Conveyance

of flat Alexandra Grove WA7 5DZ, purchased for £155,100. Leasehold conveyancing investigations included: sending conveyancing papers to buyers representatives, sending the transfer to the seller for execution in preparation for completion, taking formal instructions from and updating the seller client

Transfer

of terraced residence, Acacia Grove, WA7 5LW completing on 30/07/2021 at a price of £116,000. The legal transfer of property included amongst the various tasks: sending the transfer to the vendor for signature in preparation for completion, taking formal instructions from and updating the seller client, setting up the completion formalities

Disposal

of detached residence residence, Malpas Road, WA7 4AE completing on 15/07/2021 at a price of £255,000. The legal transfer of property included amongst the various tasks: dealing with appropriate requisitions and enquiries, sending the transfer to the vendor for signature in readiness for completion, setting up the completion formalities

Recently asked questions about conveyancing in Runcorn

Are the Runcorn conveyancing solicitors identified as being on the TSB conveyancing panel, together with their details provided by TSB?

Runcorn conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.

Please explain the implications if my lawyer’s firm is suspended from the Nationwide Conveyancing panel ahead of completing my conveyancing in Runcorn?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My aunt pointed out to me me that in buying a property in Runcorn there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?

There are a number of properties in Runcorn which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Runcorn should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Intending to buy a flat in Runcorn. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Runcorn conveyancing practitioner is on the Coventry BS conveyancing panel.

Virgin Money have agreed my home loan in principle, my offer on a house in Runcorn has been accepted, what are the next steps?

The property agent will need to know who your solicitors are (ensure that the solicitors are on the bank’s panel). Contact Virgin Money or your broker and finish off any relevant paperwork. Virgin Money will appoint a valuer who will get in touch with the selling agent or vendor to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Virgin Money will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Runcorn.

What will a local search reveal concerning the house my wife and I buying in Runcorn?

Runcorn conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search is essential in every Runcorn conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

I used Wolstenholmes several years ago for my conveyancing in Runcorn. I now require my papers but the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Runcorn of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have just started marketing my 2 bed flat in Runcorn. Conveyancing is yet to be initiated, however I have recently had a half-yearly maintenance charge demand – Do I pay up?

The sensible thing to do is pay the maintenance contribution as you normally would because all rents and service payments will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a basement flat in Runcorn, conveyancing was carried out February 2000. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Runcorn with over 90 years remaining are worth £206,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2087

With 66 years remaining on your lease the likely cost is going to be between £12,400 and £14,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

Last updated

Sample of conveyancing solicitors in Runcorn regulated by the SRA

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

  • Silverman Livermore, 1 Rutland House, Halton Lea, Runcorn, Cheshire, WA7 2ES
  • Bell Lamb & Joynson, Halton 5 Office Centre, Halton Lea, Runcorn, Cheshire, WA7 2FT
  • Forster Dean Limited, First Floor, Old Town Hall, Victoria Square, Widnes, Cheshire, WA8 7QZ
  • Byrne Frodsham & Co, 1-3 Deacon Road, Widnes, Cheshire, WA8 6EB
  • Nyland & Beattie, 61-63 Albert Road, Widnes, Cheshire, WA8 6JS

Whether you are going through a divorce or breakup or simply wish to transfer your property to someone else, transfer of equity conveyancing in Runcorn has some of the following tasks:

  • Obtaining instructions from the appropriate parties
  • Collating the documents evidencing the title to the property
  • Acting on behalf of the bank (if applicable)
  • Agreeing the terms of the transaction
  • Drafting Transfer or approving draft Transfer
  • Negotiating amendments to the the Transfer deed
  • Corresponding with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring monies to the appropriate parties
  • Preparing and submitting to HMRC the appropriate SDLT forms and payment
  • Registering the buyer and the home loan (if appropriate) at the HMLR.

Runcorn commercial property solicitors draw on a wide range of commercial expertise offering advice on a number of issues across all aspects of commercial property law

    Subletting, licences and sharing occupation Property finance transactions, including disposal and leaseback Offices, retail or industrial units complex procedures concerning renewal, rent reviews, dilapidations and the many obligations encountered by Landlords and Tenants of commercial premises Telecommunications and broadcast mast sites Dealing with notices received or to be served pursuant to the Landlord and Tenant Act 1954

Neighboring Locations

Prescot
Whiston
Rainhill
Widnes
Runcorn
Helsby
Frodsham

*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.