Finally, a mortgage offer from Santander for the refinancing of my 3 room flat is to be issued imminently. Can you put forward a cheap conveyancing lawyer in Fleetwood?

You are on the wrong site if you are in need of the cheapest conveyancing in Fleetwood. Our intention is to offer cost effective conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint companies offering ninety nine pound conveyancing in Fleetwood. In your best case scenario, in going for cheap conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not get the service you were hoping for.

My solicitor has discovered a defect with the lease for the flat we are purchasing in Fleetwood. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor says that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?

Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions have to be complied with.

I am downsizing from our property in Fleetwood and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Fleetwood lawyer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing firm rather than a conveyancing solicitor in Fleetwood. Having lived in Fleetwood for many years we know that this is a non issue. Should we contact our local Authority to obtain clarification that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am a negotiator for a busy estate agent office in Fleetwood where we see a few leasehold sales derailed due to leases having less than 80 years remaining. I have received conflicting advice from local Fleetwood conveyancing firms. Could you clarify whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

An alternative approach is 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 Fleetwood - A selection of Queries Prior to buying

Plenty Fleetwood leasehold properties will incur a service bill for the upkeep of the block invoiced on behalf of the management company. Should you acquire the property you will have to meet this amount, normally quarterly during the year. This could differ from several hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge to be met yearly, this is usually not a exorbitant figure, say about £25-£75 but you need to enquire it because occasionally it can be many hundreds of pounds. How much is the annual maintenance fee and ground rent? How many years are left on the lease?

I have read on various consumer advice websites that before selecting a conveyancing solicitors they need approved by your bank. I am first time buyer with but I have an AIP with Birmingham Midhshires and I already have a bricks and morter conveyancing solicitor in Fleetwood in place. Will Halifax require an approved conveyancer to be instructed? If so, where can I find that list for my conveyancing in Fleetwood?

You should instruct a solicitor that is on the Halifax panel. Simply ring your preferred Fleetwood conveyancing solicitor to check if they are on the Halifax panel. If they are not on the panel you have numerous alternatives available to you here:

• Complete the deal with your existing Fleetwood lawyer but Halifax will no doubt retain a conveyancing practitioner on their approved list. The net result is additional charges together with potential delay.
• Get a fresh conveyancer to act in the purchase, obviously checking they are on the Halifax conveyancing panel.
• Appeal to your lawyer to seek to join the bank panel.