I am buying a property without a mortgage in Skelmersdale. I have resided for the last dozen years in Skelmersdale. Conveyancing searches are exorbitant. Given that I know the road and vicinity intimately must I have all the conveyancing searches?

In the absence of a home loan, then the vast majority of the Skelmersdale conveyancing searches are non-obligatory. Your solicitor will try and steer you, perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of encouragement . One thing to take into account; if you are going to sell the house one day, it will be of interest to your prospective purchaser what the searches contain. On occasion premises with apparent issues can still show up adverse search results. A good conveyancing solicitor in Skelmersdale will be able to give you some practical guidance here.

I just bought a house at auction in Skelmersdale. Conveyancing is needed. What happens now?

Having to in every practical sense signed on the dotted line you now have to choose a conveyancing practitioner quickly as you are faced with a tight a drop dead date to complete the transaction. An auction property will have a corresponding auction pack. This should include most,if not all of the documents that your solicitor requires. In the case of leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You need to pass this on to the solicitor working for you at the earliest opportunity. You also need to ensure that you have funds in order to complete on the on the contractual date .

This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Skelmersdale. Do I collect the keys to the house on completion from my conveyancer? If so, I will use a High Street conveyancing solicitor in Skelmersdale?

On the day of completion you do not need to attend the conveyancers office in Skelmersdale. Your solicitors will transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

We are due to move home in July. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Skelmersdale. Conveyancing lawyer was found before I stumbled across this page.

On the afternoon of completion you will need to pick up the house keys from the property agent however this can only happen once the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You should inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you find a conveyancing in Skelmersdale or a firm that specialises in conveyancing in Skelmersdale.

I got the keys to my flat on 7 October and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Skelmersdale advises it should be concluded in a couple of weeks. Are transfers in Skelmersdale uniquely lengthy to register?

As far as conveyancing in Skelmersdale is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. As of today in the region of 80% of submission are fully addressed in less than three weeks but some can be subject to longer delays. Registration is effected once the purchaser is living at the property thus 'speed' is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

I am buying a new build flat in Skelmersdale. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Skelmersdale

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

What advice can you give us when it comes to appointing a Skelmersdale conveyancing practice to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Skelmersdale conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Skelmersdale conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

Can they put you in touch with clients in Skelmersdale who can give a testimonial? What volume of lease extensions has the firm carried out in Skelmersdale in the last 12 months?

I inherited a 1st floor flat in Skelmersdale, conveyancing was carried out September 2001. Can you work out an approximate cost of a lease extension? Equivalent properties in Skelmersdale with over 90 years remaining are worth £265,000. The ground rent is £50 yearly. The lease ends on 21st October 2099

You have 75 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.