I am looking for value for money conveyancer. Do I opt for a nationwide conveyancer rather than a high street Morecambe conveyancing lawyer?

Established third party relationships is an important consideration when appointing conveyancing lawyers. Morecambe conveyancers benefit from connections with lenders and selling, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Hosting specialist insight into the local area also helps too.

I own a freehold property in Morecambe but still pay rent, why is this and what is this?

It’s unusual for properties in Morecambe and has limited impact for conveyancing in Morecambe but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

I am helping my sister sell her property in Morecambe. Will the solicitor arrange an energy assessment or should I organise this?

Following the demise of HIPs, energy performance certificates became a required element of moving house. An energy assessment must be commissioned prior to the property being put on the market. This is not something that lawyers normally organise. If you are using a Morecambe conveyancing lawyer they may help arrange energy performance certificates due to their relationships with long established Morecambe providers

My husband and I have arranged the release of further funds on our home loan from Barclays as we intend to carry out renovations to our home in Morecambe. Are we obliged to choose a local Morecambe solicitor on the Barclays conveyancing panel to deal with the paperwork?

Barclays do not ordinarily appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.

Lloyds have agreed my mortgage in principle, my offer on a property in Morecambe has been agreed to, what are the next steps?

The estate agent will wish to be informed of your property lawyer's details (make sure the lawyers are on the lender’s approved list). Telephone Lloyds or the financial adviser and finish off any outstanding forms. Lloyds will sellect a valuer who will get in contact with the estate agent or vendor to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Lloyds will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Morecambe.

I used Arc property Solicitors several years past for my conveyancing in Morecambe. Now, I need my files however the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Morecambe of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing my first flat in Morecambe with the aid of help to buy. The developers refused to reduce the price so I negotiated £7000 of extras instead. The property agent suggested that I not inform my conveyancer about this deal as it would adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.