My wife and I are downsizing from our home in Lancashire and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Lancashire lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Lancashire. Having lived in Lancashire for three years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to 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 life insurance to cover that same illness)
I am buying my first flat in Lancashire with a loan from Nationwide Building Society. The builders would not budge the price so I negotiated 6k of additionals instead. The property agent advised me not inform my conveyancer about this side-deal as it may affect my mortgage with the lender. Should I keep quiet?.
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.
I decided to have a survey completed on a house in Lancashire prior to retaining lawyers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some mortgage companies may not grant a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lancashire. Conveyancing may be slightly more expensive based on your lender's requirements.
We are 17 days into a residential purchase having been referred to solicitors by the high street agent to do our conveyancing in Lancashire. I am not happy. Could you you assist me in finding new solicitors?
They would need to be very bad to suggest diss instructing them. Has the mortgage been sent? In the event that it has you will need to inform them of the new contact details and ensure the offer are re-sent. The conveyancer needs to be on the banks panel to avoid supplemental expenses and complications. So that should be your first question of the new lawyers. Our search tool should help you find a lender approved lawyer for your home move in Lancashire
I am in need of some leasehold conveyancing in Lancashire. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and most are in Lancashire - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a studio flat in Lancashire, conveyancing having been completed in 2010. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Lancashire with over 90 years remaining are worth £175,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2078
With only 58 years remaining on your lease we estimate the premium for your lease extension to range between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
Is there a reason that Lancashire conveyancing charges are higher for leasehold and freehold properties?
Leasehold conveyancing in Lancashire more often than not will involve additional work such as checking the lease, communicating with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.