I was recommended to a conveyancer who has sent a quote for £1200 for no sale no fee conveyancing in Childwall. I am looking to sell a Georgian house for £150,000. This appears too much. Is it above what I should be paying for conveyancing in Childwall?

The quote is slightly on the steep side. Where you are prepared to invest time scrutinising costs you might decrease the fees marginally by as much as a hundred pounds. On the other hand, you maycome to regret opting for an an unknown lawyer. Don't forget to be sure the conveyancer can act for your lender. You can use our comparison tool to choose a Childwall conveyancing firm on the banks member panel which can often include conveyancing solicitors in Childwall.

Will my lawyer be raising questions regarding flooding during the conveyancing in Childwall.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Childwall. There are those who purchase a property in Childwall, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or by their conveyancers which can give them a better understanding of the risks in Childwall. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine if the premises has historically flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may bring a compensation claim as a result of such an misleading answer. The buyer’s solicitors will also conduct an enviro search. This should reveal whether there is any known flood risk. If so, further investigations should be initiated.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Childwall is the location of the property. What do you suggest?

Flying freeholds in Childwall are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Childwall you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Childwall may determine 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 property.

Given that I will soon spend £400,000 on a garden flat in Childwall I would like to have a conversation with the lawyer concerning theconveyancing ahead of giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your property ownership legalities in Childwall.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Childwall should be the amount on the final invoice that you are charged.

I invested in buying a studio flat in Childwall, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Childwall with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 50

With 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.