The Garstang conveyancing solicitors that I appointed last week on my purchase in Garstang have suddenly shut down. I only went with them because I needed a firm on the Lloyds conveyancing panel and my previous Garstang lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Garstang is where the house is located. Can you offer any opinion?

Flying freeholds in Garstang are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Garstang you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Garstang 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 residence.

My husband and I are a fortnight into a residential purchase having been referred to a firm by the high street agent to handle our conveyancing in Garstang. I am not happy. Could you help me find new conveyancers?

They would need to be really bad in order to consider replacing them. Has the mortgage offer been generated? If so you must make them aware of the new solicitor and have the offer are re-sent. Your new solicitor ideally needs to be on the mortgage company approved list to avoid supplemental expenses and delays. That should be your starting point. Our search tool can assist you in finding a bank approved conveyancer for your conveyancing in Garstang

I am hoping to put an offer on a small detached house that seems to be perfect, at a great figure which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Garstang. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Garstang ?

The majority of houses in Garstang are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Garstang so you should seriously consider shopping around for a Garstang conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the freeholder’sconsent to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer will advise you fully on all the issues.

I invested in buying a 2 bed flat in Garstang, conveyancing having been completed September 2009. How much will my lease extension cost? Equivalent properties in Garstang with a long lease are worth £195,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2087

You have 63 years left to run we estimate the premium for your lease extension to range between £16,200 and £18,600 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

I am seeking to acquire a repression house in Garstang and the bank selling would like to complete inside a month. Can a lawyer meet that timeframe? Would it be better to instruct a high street Garstang firm or an online organisation that professes to complete quickly?

Visit your Garstang high street. Pop in to a couple of firms and ask to talk to a conveyancing solicitor for an estimate. Explain your requirements and seek a commitment on deadlines. Choose the firm that comes across as most efficient. Be sure to select a conveyancer on the panel of solicitors approved by your mortgage company.