A loan offer from Santander for the remortgage of my 2 room apartment is due within the next few days. Could you propose a low cost conveyancing law firm in West Kirby?

You are on the wrong site if you are seeking cut-price fees for conveyancing solicitors in West Kirby. Our aim is to provide affordable conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint organisations teasing you with low cost conveyancing in West Kirby. Optimistically, in being led by low cost conveyancing, you will receive what you pay for and at worst it will result in you invoiced for additional fees and still not end up with the service you were hoping for.

I purchased a freehold house in West Kirby yet invoiced for rent, why is this and what is this?

It’s unusual for properties in West Kirby and has limited impact for conveyancing in West Kirby 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 establishment of fresh rentcharges post 1977.

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

My wife and I are purchasing a house in West Kirby. It might be a silly question but how we can trust a conveyancer? On completion day we will need to send our life savings into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in West Kirby. Do I receive the keys to the property on completion from my conveyancer? If so, I will use a High Street conveyancing solicitor in West Kirby?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the seller's conveyancers, and once they have received this, you will be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.

I happen to be the sole recipient of my late mum's will and I have everything in my name alone, including the house in West Kirby. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I understand that there is a CML six month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in June. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view mortgage companies take of it, depend on the lender as this obligation chiefly exists to pick up on subsales or the quick reselling of properties.

Are there restrictive covenants that are commonly identified as part of conveyancing in West Kirby?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in West Kirby. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

My wife and I purchased a leasehold flat in West Kirby. Conveyancing and The Mortgage Works mortgage organised. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in West Kirby who acted for me is not around. What should I do?

The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the new freeholder. You do not need to instruct a West Kirby conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

West Kirby Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

It would be prudent to find out as much as possible about the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to daily matters like the upkeep of the common parts. Ask other people what they think of their management. In conclusion, be sure you know the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what you get for your money. The answer will be useful as a) areas can cause problems in the block as the common areas may start to deteriorate if maintenance are not paid for b) if the tenants have a dispute with the running of the building you will want to have complete disclosure In the main the cost for major works tend not to be included within service charges, although there some managing agents in West Kirby obliged leaseholders to pay into a reserve fund and this is used to offset against larger repairs or maintenance.