Find a Garstang Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Garstang? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Garstang transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Garstang conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Garstang

Is it possible for conveyancing in Garstang to be completed inside 10 days?

In the event that you are under pressure to exchange it is advisable to make sure that your lawyer is familiar with the location as they will have local connections and insight. It is possible that they would have handled otherhomes in the same neighbourhood. You would be best advised to use a Garstang conveyancing solicitor. In addition, be sure that the conveyancing firm is on the member panel. It is estimated that nearly one in five of Garstang conveyancing deals are delayed or jeopardised after finding out that a buyer’s conveyancer was not on their banks panel. This can often result in the buying process being delayed by almost 21 days. It is understood that this issue affects in the region of 100,000 home sales annually. Almost all Garstang conveyancing practices can not act for certain lenders so do check as early as possible.

I am the registered owner of a freehold house in Garstang but still invoiced for rent, why is this and what is this?

It’s unusual for properties in Garstang and has limited impact for conveyancing in Garstang but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

Should our lawyer be raising enquiries about flooding as part of the conveyancing in Garstang.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Garstang. Plenty of people will acquire a property in Garstang, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, however there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Garstang. The conventional set of information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out whether the premises has historically flooded. If flooding has previously occurred which is not revealed by the vendor, then a purchaser could commence a legal claim for losses as a result of such an inaccurate response. The buyer’s lawyers may also conduct an enviro report. This will reveal if there is a recorded flood risk. If so, further inquiries should be carried out.

The deeds to my house can not be found. The lawyers who did the conveyancing in Garstang 5 years ago are no longer around. Will I be able to sell the house?

As long as you have a registered title the information relating to your ownership will be held by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, find your property and obtain up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.

I own a leasehold flat in Garstang. Conveyancing and Chelsea Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Garstang who previously acted has now retired. What should I do?

First contact the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to instruct a Garstang conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a studio flat in Garstang, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable properties in Garstang with an extended lease are worth £211,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2087

With 68 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

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