Do the conveyancing solicitors listed on your site handle attended exchange conveyancing in Kirkdale?

We do have a number of conveyancing specialists carrying out one day exchanges. Do e-mail us to secure a conveyancing quote and details as to availability.

I purchased a freehold property in Kirkdale but nevertheless pay rent, why is this and what is this?

It is rare for properties in Kirkdale and has limited impact for conveyancing in Kirkdale but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Kirkdale. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Kirkdale?

On the day of completion you do not need to attend the conveyancers office in Kirkdale. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you will be called to pick up the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.

A colleague pointed out to me me that in buying a property in Kirkdale there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?

We are aware of anumerous of properties in Kirkdale which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Kirkdale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am selling my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Kirkdale solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I need to retain a conveyancing solicitor for my conveyancing in Kirkdale. I have land on a site which looks to be the perfect solution If it is possible to get all formalities done via email that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

What are your top tips when it comes to appointing a Kirkdale conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for your lease extension (regardless if they are a Kirkdale conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Kirkdale conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

What are the charges for lease extension work? What volume of lease extensions has the firm completed in Kirkdale in the last 12 months?

I inherited a split level flat in Kirkdale, conveyancing having been completed in 2002. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Kirkdale with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2078

With only 52 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.