My Wallasey solicitor has discovered a difference between the information in the home valuation survey and what is revealed within the legal papers for the property. My lawyer has advised that he needs to check that the lender is with this discrepancy and is content to go ahead. Is my lawyer’s stance correct?

Your must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I have been told that property searches are the number one cause of delay in Wallasey conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Wallasey.

Have purchased a a detached house in Wallasey , how long will it take for the Land Registry to register the transfer to my name? My Wallasey conveyancing solicitor has been very slow, so I want to be certain that my name is registered.

There is nothing unique about conveyancing in Wallasey registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested parties. As of today roughly three quarters of submission are completed within two weeks but occasionally there can be protracted delays. Historically registration is effected once the buyer is living at the property therefore registration formalities is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

As co-executor for the estate of my uncle I am selling a residence in Newport but reside in Wallasey. My conveyancer (based 260 miles awayneeds me to sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Wallasey to attest this legal document for me?

Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Wallasey based

I bought a leasehold flat in Wallasey, conveyancing having been completed in 1995. Can you work out an approximate cost of a lease extension? Equivalent properties in Wallasey with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 50

With just 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do 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 want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.