I just acquired a property at auction in Lancashire. Conveyancing is necessary. What happens now?

Having legally bound yourself to purchase you should find a conveyancing practitioner as a matter of priority as you now have a tight a fixed date to complete the property. Every auction property will have a bespoke auction set of papers. This should include most,if not all of the documents that your solicitor will need. In the case of leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must give this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete on the date specified in the contract.

Can you point me to a directory of Skipton panel conveyancers in Lancashire on the UK Finance Lenders’ Handbook Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings viewable on the web. Where you are in need of a Lancashire conveyancer on the Skipton please use our facility.

I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Lancashire lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

Should commercial conveyancing searches reveal impending roadworks that may affect a commercial property in Lancashire?

Many commercial conveyancing solicitors in Lancashire will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Lancashire. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lancashire.

For each commercial conveyancing transaction in Lancashire it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Lancashire commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Lancashire.

3 months have gone by since my purchase conveyancing in Lancashire concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

About to purchase 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. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Lancashire

There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Due to the encouragement of my in-laws I had a survey completed on a house in Lancashire in advance of instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some banks tend refuse to grant a loan on this type of house.

It varies from the lender to lender. Santander has different requirements from Halifax. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lancashire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lancashire to see if the conveyancing will be more expensive.