Me and my partner are purchasing our first home. Our property lawyer has e-mailedto see if we would like to take out additional conveyancing searches. We are really unsure what's needed for conveyancing in Lancashire

The quantity and type of Lancashire conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your knowledge of the area and risks, your general appetite to risk. What is important is that you adequately comprehend what information the searches could supply. Then you can decide if you consider that you need that search. Where you are unclear, ask your conveyancer to explain.

I used Action Conveyancing a few years past for my conveyancing in Lancashire. Now, I need the documents but the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lancashire of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Lancashire differ for newly converted properties?

Most buyers of new build residence in Lancashire approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Lancashire tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lancashire or who has acted in the same development.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Lancashire I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Lancashire in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a home loan that many years will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

I am attracted to a couple of maisonettes in Lancashire both have approximately forty five years left on the leases. Will this present a problem?

There are plenty of short leases in Lancashire. The lease is a right to use the property for a period of time. As the lease gets shorter the value of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this area.

Leasehold Conveyancing in Lancashire - Examples of Questions you should consider before Purchasing

Is anyone aware of any major works in the near future that will add a premium to the maintenance costs? It would be wise to investigate if there are any onerous prohibitions in the lease. For example it is very common in Lancashire leases that pets are not allowed in in a block in Lancashire. If you like the propertyin Lancashire however your cat can’t make the move with you then you will be faced hard compromise. How many of the leaseholders are in arrears for their service charge payments?