My best friend’s step-father is a property lawyer. I suspect that I will be offered preferential fee for conveyancing, However if that does not come materialise, what level of figure would I typically be looking at for conveyancing in Cleveleys?

It’s sensible to seek two or three conveyancing estimates. Do use our comparison tool on this site. You will notice that charges may vary but the service one can expect are distinct between conveyancers as is the case with most professions.

I just acquired a flat at auction in Cleveleys. Conveyancing is required. What is next?

Now that you are legally committed yourself to purchase you now have to choose a conveyancing practitioner as a matter of priority as you will have a tight a fixed date to complete the transaction. Every auction property will ordinarily have a bespoke auction pack. This will include most,if not all of the paperwork that your solicitor will need. If you have purchased leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds organised to complete the transaction on the set completion date.

This question may be naive but I am unexperienced as FTB of a two bedroom flat in Cleveleys. Do I pick up the keys to the premises on completion from my solicitor? If so, I will use a local conveyancing solicitor in Cleveleys?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and once they have received this, you will be invited to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

I am currently in the process of buying my council flat in Cleveleys. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

I am purchasing my first flat in Cleveleys with a loan from HSBC Bank. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my lawyer about this extras as it could impact my mortgage with the bank. 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.

Completion is due on the sale of our £275,000 apartment in Cleveleys on Monday in a week. The managing agents has quoted £360 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Cleveleys?

Cleveleys conveyancing on leasehold apartments more often than not necessitates the buyer’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries the majority will be content to assist. They may invoice a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The management information fee required by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration fees, without which the charge is technically not due. Reality however dictates that one has little option but to pay whatever is demanded should you wish to complete the sale of your home.

I inherited a leasehold flat in Cleveleys, conveyancing formalities finalised 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Cleveleys with an extended lease are worth £211,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2092

With just 68 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

My brother mentioned that before selecting a conveyancing solicitors they need approved by your mortgage company. I am new to the process but I have an offer in principle via Birmingham Midhshires and I already have a bricks and morter conveyancing solicitor in Cleveleys in place. Does Nat West Bank require an approved lawyer to be instructed? Does a directory of approved solicitors even exist so I can pick a conveyancing solicitor in Cleveleys?

You need to choose a solicitor that is on the Nat West Bank panel. Simply ring your preferred Cleveleys conveyancing solicitor to check if they are on the Nat West Bank panel. If they are not on the panel you have numerous alternatives available to you here:

• Complete the purchase with your chosen Cleveleys lawyer but Nat West Bank will undoubtedly instruct a property lawyer on their approved list. This will result in additional fees and likely interruption.
• Get a new conveyancer to conduct the conveyancing, obviously checking they are on the Nat West Bank conveyancing panel.
• Convince your lawyer to pull out all the stops to get accepted on the Nat West Bank conveyancing panel.