It has come to my attention via my IFA that my Burscough lawyer is not on the lender Solicitor panel. What can I do to be sure whether this is correct?

You need to call your Burscough conveyancer. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Burscough?

There are two types of lawyers who can perform conveyancing in Burscough namely licenced conveyancers or solicitors. The two can provide the legal services that you need to complete the disposal or purchase of property. Both are required to execute Burscough conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be properly administered and that all necessary steps should be correctly taken.

When it comes to lenders such as Clydesdale, do Burscough conveyancers face an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

About to purchase house in Burscough. 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 Kent Reliance 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 Burscough solicitor is on the Kent Reliance conveyancing panel.

How do I locate a Burscough law firm on the Godiva Mortgages Ltd conveyancing panel? I am a keen cyclist and am willing to travel upto 10miles to meet the lawyer.

Feel free to make use of the tool on this website. Please choose the bank and your location and you will see a number of Burscough conveyancing lawyers located nearest you. We have detailed some Burscough conveyancing firms at the bottom of this page and you can ring them to verify if they are on the Godiva Mortgages Ltd approved list

I am employed by a reputable estate agent office in Burscough where we have witnessed a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have received contradictory information from local Burscough conveyancing solicitors. Please can you clarify whether the vendor of a flat can start the lease extension process for the buyer?

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 to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

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 purchaser.

Leasehold Conveyancing in Burscough - A selection of Questions you should consider before Purchasing

Best to be warned whether changing the roof or some other significant cost is due in the foreseeable future to be shared amongst the leaseholders and could well materially increase the the maintenance costs or necessitate a specific invoice. For many Burscough leaseholds the outlay for major works are not included within service charges, although there some managing agents in Burscough require tenants to pay into a reserve fund and this is used to offset against larger repairs or maintenance. Please tell me if there are any major works in the planning that could add a premium to the service costs?

Are you able to explain what my options are where my Burscough conveyancing searches shows negative entries?

Normally, the majority of concerns arising from Burscough conveyancing search results can be dealt with ahead of completion or title insurance can be put on cover. You should remember that although you intend on purchasing the premises and may be content to accept the search results, your lender may not, and when all said and done they have the final say.