Can you help - my lawyer says that defective lease insurance is required on my purchase. What is the level of cover for Burscough conveyancing?

The appropriate level of defective lease indemnity insurance depends on your lender. It would differ for example between Santander and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.

After months of negotiation I have agreed a price on a house in Burscough. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £150. Not long after, the conveyancer contacted me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I was told two weeks ago that my mortgage has been agreed to by Principality. Is it usual for Principality to only issue the offer once my solicitor in Burscough is approved on their conveyancing panel? Principality have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.

What does a local search reveal regarding the property I am purchasing in Burscough?

Burscough conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search is essential in every Burscough conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I'm purchasing a new build house in Burscough benefiting from help to buy. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not reveal to my lawyer about this deal as it could put at risk my mortgage with The Royal Bank of Scotland. Is this normal?.

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've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Burscough is the location of the property. Is there any guidance you can give?

Flying freeholds in Burscough are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Burscough you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Burscough may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Having had my offer accepted I require leasehold conveyancing in Burscough. Before I get started I want to be sure as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and most are in Burscough - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a 2 bed flat in Burscough, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable flats in Burscough with over 90 years remaining are worth £176,000. The ground rent is £50 per annum. The lease terminates on 21st October 2076

With only 50 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.