Will conveyancers ask for money on account for my conveyancing in Widnes?
Where you are retaining lawyers for conveyancing in Widnes your solicitor will ask you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any deposit is payable against the total price then this will be needed immediately prior to exchange of contracts. Any further balance that is needed will be payable shortly before completion.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Widnes. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Co-operative, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Co-operative will insist on your using a conveyancer on the Co-operative conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Co-operative conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Co-operative mortgage is registered as a charge at the Land Registry.
I'm the only recipient of my late father’s will with all property in now in my sole name, including the my former home in Widnes. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the property in February. Do I have to wait half a year to sell?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view lenders take of it, depend on the bank as this requirement primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of property.
We had appointed conveyancing lawyers with offices in Widnes on the Principality solicitor panel. They are now charging me a supplemental charge for dealing with the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your property lawyer can levy a fee for this. The charge is not set by Principality but by your Widnes property lawyer. Plenty of firms on the Principality panel will quote an ‘acting for lender’ fee and others do not.
I had an offer accepted on a property in Widnes on 14/2/2025, valuation was booked five days after, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
How simple is it to transfer to a new firm as I have to retain one who is on the Santander conveyancing list. I had appointed a local conveyancing solicitor in Widnes five minutes from me but she is not accepted by Santander
It would be our pleasure to help you select a conveyancing solicitor in Widnes on the Santander panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Widnes. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Widnes.
Back In 2007, I bought a leasehold house in Widnes. Conveyancing and Nottingham Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Widnes who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Widnes conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 2 bed flat in Widnes, conveyancing was carried out 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Widnes with an extended lease are worth £195,000. The ground rent is £45 yearly. The lease finishes on 21st October 2088
With just 63 years left to run the likely cost is going to span between £16,200 and £18,600 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
I recently found out that one of the directors of the solicitors acting on the purchase conveyancing in Widnes is an aunty of the vendor. Is this permitted?
Provided there is no conflict of interest this is allowable. Where you are needing a mortgage then the bank may have a say as many banks have specific requirements concerning this. For example for Clydesdale Bank as of 1/4/2025, the requirements read as follows :