Our conveyancer has identified a a problem with the lease for the flat we are buying in Kirkby. The seller’s lawyers have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must check that the bank is happy with this solution. Are we the client or is the lender?

Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the mortgage company are the client. The appropriate lender provisions have to be complied with.

I am buying a 3 bedroom semi in Kirkby. Our aim is to an extension at the rear at the property.Will legal investigations on the property include investigations to see if these alterations are prohibited?

Your property lawyer should check the deeds as conveyancing in Kirkby can sometimes identify restrictions in the title documents which restrict certain alterations or necessitated the permission of a 3rd party. Certain additions require local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

Can you help - my lawyer says that restrictive coveneant insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Kirkby?

The right level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such policies.

We previously chose solicitors based in Kirkby on the Nationwide solicitor panel. They have just billed me a supplemental sum for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. This fee is not dictated by Nationwide but by your Kirkby property lawyer. Plenty of firms on the Nationwide panel will charge an ‘acting for lender’ fee and others do not.

Should commercial conveyancing searches reveal impending roadworks that may affect a commercial site in Kirkby?

Its becoming the norm that commercial conveyancing solicitors in Kirkby will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Kirkby. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kirkby.

For every commercial conveyancing transaction in Kirkby it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Kirkby commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Kirkby.

My company is planning to take over a lease of an office on the high street. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Kirkby for less than 1500k?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Kirkby, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. As for the costs this will depend on the structure and terms of the deal. Please provide us with your contact information or phone us so that we can furnish you with comprehensive commercial conveyancing calculation.

Can you offer any advice when it comes to choosing a Kirkby conveyancing practice to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a Kirkby conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Kirkby conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

If the firm is not ALEP accredited then what is the reason?

I own a split level flat in Kirkby, conveyancing having been completed October 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Kirkby with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2100

With 75 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.