I am in the market for a low cost conveyancer. Do I opt for a web based conveyancer rather than a family Widnes conveyancing solicitor?

Widnes is a special area, where regional know-how helps. The relaxed pace of life has an upside – just not for your home move. The conveyancers that we list host deep Widnes intelligence with a professional, hands-onattitude that ensures the conveyancing to progress hassle free. It will certainly help if they benefit from good connections with mortgage brokers, local authorities, valuers and counterpart Widnes conveyancing practices

Can the conveyancing lawyers via your comparison service carry out attended exchange conveyancing in Widnes?

We do have a number of conveyancing specialists who can conduct attended exchanges. Do e-mail us to receive a conveyancing quote and details as to availability.

Will our solicitor be making enquiries regarding flooding as part of the conveyancing in Widnes.

Flooding is a growing risk for conveyancers conducting conveyancing in Widnes. There are those who buy a house in Widnes, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Widnes. The conventional set of property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to determine if the premises has historically flooded. In the event that flooding has previously occurred and is not notified by the owner, then a purchaser may commence a claim for damages resulting from an misleading answer. A buyer’s solicitors will also carry out an enviro search. This should disclose if there is any known flood risk. If so, additional investigations will need to be carried out.

I'm buying a new build house in Widnes benefiting from help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not reveal to my conveyancer about the deal as it will jeopardize my mortgage with Lloyds TSB Bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Widnes is the location of the property. Is there any advice you can give?

Flying freeholds in Widnes are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Widnes you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Widnes may decide 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 premises.