Please could you recommend a sanctioned Culcheth conveyancing conveyancer who can have us moved in within two weeks? Am I best advised to choose a high street Culcheth conveyancer or a factory type comparison site?

We would be happy to suggest some excellent Culcheth conveyancing firms. Another option is to visit the high street in Culcheth. Go in to a couple of law practices and ask to see a conveyancing solicitor for a fee estimate. Mention your time frames together with the reasons and get an assurance on your deadline. Choose the one that genuine.

I used Arc property Solicitors several years past for my conveyancing in Culcheth. I now require my file however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Culcheth 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've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Culcheth is the location of the property. Is there any guidance you can give?

Flying freeholds in Culcheth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Culcheth you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Culcheth may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Am I right to be concerned about brokers that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a local Culcheth conveyancing firm?

As is the case with lots of professional services, often suggestions from connections can be extremely useful or valuable. But there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all recommend lawyers to retain. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the endorsement. You are free to choose your preferred lawyer. However, bear in mind that many banks specify a panel list of solicitors you must use for the mortgage related work in your house move.

I own a leasehold flat in Culcheth. Conveyancing and mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Culcheth who acted for me is not around. Any advice?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Culcheth conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I purchased a split level flat in Culcheth, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Culcheth with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 50

With 50 years left to run the likely cost is going to range between £36,100 and £41,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.