The lawyer who dealt with my last purchase has sent a quote for £1350 for no sale no fee conveyancing in Warrington. I am looking to sell a purpose built detached home for £275,000. This appears too much. Is it above the norm for conveyancing in Warrington?

The estimate does seem marginally overpriced. If you shop around you could get the conveyancing a bit cheaper by say £100 plus VAT. That being said, you maycome to regret choosing an an untested lawyer. Remember to enquire that the conveyancer can also act for your bank. You can make use of our search tool to find a Warrington conveyancing practice on the banks conveyancing panel which can often include conveyancing solicitors in Warrington.

We had appointed conveyancers locally in Warrington on the Virgin Money solicitor panel. They have just invoiced me an additional sum for the legal aspects of the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. The charge is not dictated by Virgin Money but by your Warrington lawyer. Some firms on the Virgin Money panel will quote an ‘acting for lender’ fee and others do not.

I have decided to exercise my right to buy my property in Warrington off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

RBS have agreed my mortgage in principle, my bid on a property in Warrington has been accepted, now what?

The estate agent will wish to be informed of your lawyer's details (ensure that the solicitors are on the lender’s approved list). Contact RBS or your broker and finalise any appropriate paperwork. RBS will instruct a valuer who will get in touch with the estate agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight to receive the mortgage offer. RBS will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Warrington.

About to purchase a new build flat in Warrington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Warrington

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

Am I right to be suspicious about third parties that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a local Warrington conveyancing firm?

As is the case with lots of professional services, often recommendations from family and friends can be worth their weight in gold. But there are numerous parties with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders might all put forward lawyers to choose. Sometimes the lawyers might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You have the right to appoint your own conveyancer. You need to be aware that some banks operate an approved list of lawyers you have to use for the mortgage related work in your transaction.

My cousin has recommend that I instruct his conveyancing solicitors in Warrington. Do I take his advice?

No doubt the ideal way to find a conveyancing lawyer is to have referrals from friends or family who have used the conveyancer that you are considering.