My wife and I are selling our house in Arnside and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Arnside conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Arnside. We have lived in Arnside for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must 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 health insurance to cover that same ailment)

I am purchasing a new build house in Arnside with the aid of help to buy. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my solicitor about the deal as it will jeopardize my loan with HSBC Bank. 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.

I am looking for a flat up to £235,500 and found one round the corner in Arnside I like with open areas and transport links in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in Arnside suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage that many years will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

I work for a reputable estate agent office in Arnside where we have witnessed a few leasehold sales derailed due to leases having less than 80 years remaining. I have been given contradictory information from local Arnside conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I inherited a basement flat in Arnside, conveyancing having been completed in 2012. Can you work out an approximate cost of a lease extension? Equivalent properties in Arnside with over 90 years remaining are worth £196,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2087

You have 64 years left to run the likely cost is going to span between £15,200 and £17,600 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

I have been Googling for Arnside competitive conveyancing fees. Can I be confident that all the Arnside law firms that are identified on your website are on the lender conveyancing panel?

The solicitor and licensed conveyancing practices listed on our site have advised us that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Arnside firm being on the bank conveyancing panel is incorrect.