I sincerely hope you can assist me. My Lancashire lawyer is informing me me that he is legally obliged toapply for Lancashire conveyancing searches asthe firm are on the Santandersolicitor panel. Is my conveyancer correct?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Lancashire conveyancing searches.

I have been referred to a conveyancing solicitor in Lancashire. I I am struggling to find out if they are accepted on the Halifax conveyancing panel. Could you assist?

The first thing to do is phone your solicitor and enquire whether they are on the lender panel. Otherwise you should call Halifax who may be able to assist.

We are purchasing a detached bungalow in Lancashire. We would like to carry out an extension to the side at the house.Will the conveyancing process include checks to ascertain if these works are allowed?

Your solicitor should check the deeds as conveyancing in Lancashire will on occasion identify restrictions in the title documents which prohibit categories of works or require the permission of another owner. Many additions require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

I'm the single recipient of my late mum's estate with all property in now in my sole name, including the house in Lancashire. The Lancashire property was put into my name in December. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the property in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this obligation principally exists to capture subsales or the flipping of properties.

I have a mortgage with Aldermore for my property in Lancashire. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

Aldermore must be informed of your intention prior to renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel firm.

The estate agent has sent us the confirmation of our purchase of a new build flat in Lancashire. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Lancashire

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Hoping to buy a property located in Lancashire and I am already nervous. I couldn't find anything specific about Lancashire. Conveyancing will be needed in due course but do you know about the Lancashire area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Lancashire. In the meantime here are some basic statistics that we found