I am in the process of selling my apartment in Culcheth and the EA has just called to say that the buyers are appointing a new solicitor. The excuse is that the mortgage company will only deal with property lawyers on their approved list. Why would a leading lender only engage with specific law firms rather the firm that they want to select to handle their conveyancing in Culcheth ?

Banks have always had panels of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lenders point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

The owners have very assertive vendors who has recommended a exclusivity agreement with a non-refundable deposit of 5k. Are such agreements sensible?

Lock out agreements are contracts binding a property seller and prospective acquirer giving the buyer the sole right to the sale of the premises within an agreed time frame. Essentially, an exclusivity is a document stating that you should be issued with a contract at a later time which is the main conveyancing contract. It tends to be used for buyer assurance though in many situations, the proprietor may stand to benefit from such agreements as well. There are various positives and negatives to using an agreement but you need to check with your conveyancer but beware that it may result in incurring extra in conveyancing fees. For these reasons these contracts are avoided when it comes to conveyancing in Culcheth.

My wife and I are intent on selling our property in Culcheth and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers used an online conveyancing firm rather than a conveyancing solicitor in Culcheth. We have lived in Culcheth for many years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Looking forward to exchange soon on a garden flat in Culcheth. Conveyancing lawyers inform me that they report fully tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Culcheth should include some of the following:

Who has the liability to repair and maintain the block. It is essential that you know which party is duty bound to repair and maintenance of all parts of the block and estate if lease has a provision for a slush fund? You should know if the lease permits you to add or improve anything in the property- you must know whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is required You must be informed what counts as a Nuisance as far as the lease is concerned The total ownership of the demise. This might be the apartment itself but may incorporate a attic or storage are if relevant.

I am the registered owner of a 1 bedroom flat in Culcheth, conveyancing having been completed April 2000. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Culcheth with over 90 years remaining are worth £185,000. The ground rent is £65 levied per year. The lease finishes on 21st October 2086

You have 60 years remaining on your lease we estimate the price of your lease extension to be between £20,000 and £23,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. 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 seeking the advice of a professional.

What type of premises does your Culcheth conveyancing estimates apply to?

Our conveyancing quotes are only appropriate to standard domestic homes in England & Wales. Should you have any different requirements such as industrial or agricultural land or commercial conveyancing in Culcheth do telephone us to consider this further .