We are buying our first property. The conveyancer has messagedto see if we wish to take out extra conveyancing searches. Frankly we have no idea as to what's appropriate for conveyancing in Crosby

The scope of Crosby conveyancing searches should be dictated primarily on the property, the location, the possibility of any of these risks, your knowledge of the area and risks, your general attitude to risk. What matters is that you properly appreciate what information the searches could provide. Then you can make a decision if you consider that you need that information. Where you are unsure, ask the conveyancing practitioner to provide guidance.

When does exchange of contracts occur in sale conveyancing in Crosby and am I required to be at the conveyancers branch?

If you are round the corner to our conveyancing solicitors in Crosby you are invited in to sign contracts. That being said, the firms we recommend offer countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you by post or email. The executing of the sale agreement is not the critical part. A signed contract simply enables the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Crosby)to be in the office available at the end of the phone to exchange contracts.

I have been told that property searches are the primary reason for stalling in Crosby conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Crosby.

I am purchasing a new build house in Crosby with a loan from Nationwide Building Society. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about this side-deal as it would adversely affect my mortgage with the lender. 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.

Can you provide any top tips for leasehold conveyancing in Crosby from the perspective of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Crosby can be reduced if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ lawyers.
If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Crosby state that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord acquiescing to such changes. Where you fail to have the approvals in place do not communicate with the landlord without checking with your solicitor in advance. Many freeholders or Management Companies in Crosby levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Crosby. You may think that you are aware of the number of years left on your lease but you should verify this by asking your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is under 80 years. It is therefore essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

I am the registered owner of a studio flat in Crosby, conveyancing was carried out March 2003. How much will my lease extension cost? Equivalent properties in Crosby with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2090

You have 72 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.