We are acquiring our first property. Our solicitor has calledto enquire if we wish to order additional conveyancing searches. As novices we have no idea as to what's relevant for conveyancing in Askam In Furness

The extent of Askam In Furness conveyancing searches should be dictated entirely on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What matters is that you adequately comprehend what information the searches could give you. Then you can decide if you consider that you need that search. If uncertain, ask your lawyer to advise.

Can you clarify what the consequences are if my solicitor is suspended from the HSBC Conveyancing panel ahead of completing my conveyancing in Askam In Furness?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Due to the guidance of my in-laws I had a survey completed on a house in Askam In Furness in advance of instructing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks may not give a loan on this type of premises.

It varies from the lender to lender. Santander has different instructions from Nationwide. Should you wish to telephone us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Askam In Furness. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Askam In Furness to see if the conveyancing will be more expensive.

My step-father has recommend that I instruct his conveyancing solicitors in Askam In Furness. Should I use them?

Much as we are happy to recommend a Askam In Furness conveyancing lawyer the best way to choose a conveyancing practitioner is to seek guidance from friends or relatives who have used the conveyancer you're considering.

I work for a long established estate agent office in Askam In Furness where we have experienced a number of leasehold sales derailed as a result of short leases. I have been given inconsistent advice from local Askam In Furness conveyancing solicitors. Can you confirm whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner 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 wait 2 years for a lease extension. 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 extend the lease informally by agreement with the landlord 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 buyer.

Askam In Furness Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

Generally speaking the cost for major works are not built into the service charges, although a few managing agents in Askam In Furness require tenants to contribute towards a reserve fund created for the specific intention of building a fund for larger works. Please note if it is fewer than eighty years it will affect the value of the flat. Check with your bank that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. Remember, in most cases you will be required to have been the owner of the property for 24 months before you are eligible to carry out a lease extension. What is the annual maintenance fee and ground rent?