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Conveyancing in Runcorn Q & A's

Profile photo of Lorraine Imhoff

By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 14/10/17

Runcorn travel information:

Runcorn is of junction entry 12 Eastbound of the M56.

The nearest airport to Runcorn is Liverpool John Lennon Airport. Manchester Terminals 1 & 3 Airport is 18 miles, Manchester Terminal 2 Airport is 18 miles, Howarden Airport is 17 miles and Eccles Airport is 16 miles away. Runcorn's closest station is Runcorn East.

Halton General is a nearby hospital for Runcorn.

Q.

Although there are lots of £99 fixed quotes online, how do we find a reputable one? I need to find an affordable conveyancing estimate.

A.

The lack of clarity surrounding this topic affects many homeowners who opted for a very cheap quote, only to be stung later in the conveyancing process, and many conveyancers advertise theoretically cheap conveyancing. Unfortunately extra charges may be added into the terms and conditions which homeowners may have not read carefully The conveyancing quote should also state the disbursements to be paid.Our quotes offer a clear statement of your solicitors fees for a standard purchase or sale.

Q.

Should we instruct the property lawyer referred by my local agent?

A.

Many estate agents have arrangements with solicitors whereby they refer work. Such referrals must be carefully considered, as there is a risk that the agent may suggest whichever firm pays the most per referral, not the best value for you.

Q.

Which local authority is responsible for Runcorn?

A.

Runcorn is located in Halton Borough Council, Municipal Building, Kingsway, Widnes, Cheshire, WA8 7QF, Tel: 0303 333 4300

Q.

Does the conveyancing solicitor in Runcorn report back on the risk of a flood around Runcorn on an Edwardian building we are hoping to buy?

A property solicitor applies for standard protocol environmental searches that will include Runcorn area flood risk data. Depending on the results, the property solicitor in Runcorn might advocate a more involved (e.g. Landmark) specialist local Runcorn area flood search.

Q.

Which actual property conveyancing searches does a Runcorn conveyancing solicitor carry out for a Runcorn property?

A.

The routine procedure will be to obtain Local Authority, Drainage and Water Search (CON29DW), Environment Search and Cheshire Brine Search, and possibly particular searches, like Index Map Search (SIM).

Q.

The vendor has unfortunately fitted unseemly windows on the house in Runcorn which I think might possibly break conservation area criteria

A.

A property lawyer will make enquiries to confirm whether your proposed purchase is within a conservation area and whether any modifications have the appropriate permission.

In the event that no local authority consents be available the solicitor will give you professional advice on the alternatives e.g. purchasing an indemnity insurance or seeking retrospective permission from the appropriate local authority.

Q.

How early should you get a conveyancer to handle our purchase?

A.

If you choose a conveyancing firm with 'no move, no fee' protection, earlier is preferable, as conveyancing involves a number of tasks that can begin immediately. Instructing a conveyancing solicitor early for a purchase allows your offer may be taken more seriously if you already have a solicitor instructed, or, if you are selling a property, information, especially from slow third-parties, can be requested even prior to accepting an offer.

Q.

How do I check that a property is in a designated conservation area?

A.

Parts of Runcorn considered be of architectural merit, like country house estates, may be registered as areas of conservation. Your conveyancing lawyer will be able to offer more information and confirm potential liability for unauthorised works, regarding specific conservation areas in Runcorn.