Our lawyer has discovered a a problem with the lease for the property we are purchasing in Ireleth and Askam. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor has advised that he must ensure that the lender is content with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Ireleth and Askam. Do I receive the keys to the premises on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Ireleth and Askam?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

Can I be sure that the Ireleth and Askam conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Ireleth and Askam obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your transaction.

Skipton have agreed my mortgage in principle, my offer on a flat in Ireleth and Askam has been accepted, what happens next?

Your property agent will need to know who your solicitors are (be sure the solicitors are on the lender’s panel). Contact Skipton or your financial adviser and finalise any relevant paperwork. Skipton will instruct a valuer who will get in touch with the estate agent or seller to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Skipton will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ireleth and Askam.

How can the Landlord & Tenant Act 1954 affect my business property in Ireleth and Askam and how can your lawyers assist?

The 1954 Act provides security of tenure to business tenants, granting the a statutory right to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Ireleth and Askam

I am using a search engine for the phrase cheap conveyancing in Ireleth and Askam it brings up numerous property lawyerslocally. How do I determine which is the suitable conveyancer for the sale of my house?

The preferential way of choosing a suitable conveyancer is through a trusted recommendation, so seek the counsel of friends and those you trust who have acquired a property in Ireleth and Askam or a local estate agent or mortgage broker. Fees for conveyancing in Ireleth and Askam vary, so it's sensible to secure a minimum of four fee calculations from varying types of law firms. Dont forget to clarify that the costs are guaranteed not to increase.

Last December I purchased a leasehold flat in Ireleth and Askam. Do I have any liability for service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Ireleth and Askam - A selection of Queries Prior to buying

What restrictions are there in the Ireleth and Askam Lease? Are there any major works anticipated that could increase the maintenance costs?