Finally, a mortgage agreement from Nationwide for the refinancing of my single room maisonette is to be issued imminently. Can you recommend a cheap conveyancing law firm in Bacup?

You are on the wrong site if you are in need of the lowest fares for conveyancing solicitors in Bacup. We can offer you value for money conveyancing but we do not advertise as being the cheapest. Do not be swayed by brokers offering low cost conveyancing in Bacup. At best, in going for cheap conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in extras and still not get the service required.

If you had a top tip for selecting a conveyancing solicitor in Bacup what would it be?

We would encourage you not to base your choice on the lowest Bacup conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

My partner and I have organised a further advance on our home loan from Clydesdale as we wish to conduct alterations to our house in Bacup. Are we obliged to choose a nearby Bacup solicitor on the Clydesdale conveyancing panel to handle the legals?

Clydesdale do not ordinarily instruct firms on 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 Clydesdale list.

Planning on purchasing a flat in Bacup. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bacup property lawyer is on the HSBC conveyancing panel.

I require fast conveyancing in Bacup as I have an ultimatum to sign on the dotted line within 3 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?

If.Given you are are a cash buyer you have the choice not to do searches although no lawyer would advise that you don't. With plenty of history conveyancing in Bacup the following are examples of what can arise and adversely affect market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...

Do you have any advice for leasehold conveyancing in Bacup from the perspective of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Bacup can be reduced if you appoint lawyers the minute you market your property and request that they start to collate the leasehold documentation needed by the buyers’ lawyers.
You may think that you are aware of the number of years left on your lease but it would be advisable verify this via your conveyancers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is under 75 years. It is therefore essential at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. A minority of Bacup leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as over rather than unresolved. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share document. Organising a replacement share certificate can be a time consuming process and delays many a Bacup home move. Where a new share is required, you should approach the company director and secretary or managing agents (where applicable) for this as soon as possible.

I acquired a split level flat in Bacup, conveyancing having been completed in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Bacup with a long lease are worth £216,000. The ground rent is £50 per annum. The lease finishes on 21st October 2096

You have 70 years unexpired the likely cost is going to be between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

What do I do if I am dissatisfied with the lawyer who conducted our conveyancing in Bacup?

Occasionally the level of service you receive is not as you expect, and unfortunately sometimes things do go wrong. However there is recourse if you were unhappy with your conveyancing in Bacup. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If you remain unhappy you may consider getting in touch with the Legal Ombudsman.