I am helping my niece sell her house in Lancashire. Does the conveyancer commission an energy assessment or it is for the owner to coordinate?

After the demise of Home Information Packs, energy assessments was maintained a required element of moving house. An energy performance certificate must be commissioned prior to the property being advertised. It is not something that law firms ordinarily arrange. Where you are using a Lancashire conveyancing practitioner they might help arrange EPC’s due to their contacts with long established Lancashire accredited person

When it comes to mortgage companies such as , do Lancashire face a yearly amount to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

After shopping around on the internet I have found a Lancashire having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Lancashire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm purchasing a new build house in Lancashire with a loan from . The sellers would not budge the price so I negotiated £7000 of additionals instead. The sale representative suggested that I not disclose to my conveyancer about this deal as it would jeopardize my mortgage with . Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We're new to the buying process - agreed a price, but the property agent has warned us that the seller will only proceed if we appoint their recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Lancashire

It is highly unlikely the owners are driving this. Should the vendor want ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are serious purchasers (b)you are ready to progress, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Lancashire conveyancing lawyers - not the ones that will earn the negotiator at the agency a kickback or meet his conveyancing thresholds set by corporate headquarters.

I am hoping to sign contracts shortly on a ground floor flat in Lancashire. Conveyancing lawyers assured me that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Lancashire should include some of the following:

It needs to be made clear to you if the lease allows you to alter or upgrade anything in the property- you should be made aware as to whether it applies to all alterations or limited to structural alteration, and whether consent is required The total extent of the demise. This could be the property itself but may include a roof space or cellar if appropriate. Setting out your rights in relation to the communal areas in the block.By way of example, does the lease permit a right of way over an accessway or staircase? Where does the liability rest to repair and maintain the building. It is important for you to know which party is responsible the repair and maintenance of all parts of the block and estate You should be told what counts as a Nuisance as far as the lease is concerned

Lancashire Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

Are there any major works in the near future that could increase the service costs? Is there a share of the freehold? How many of the leaseholders are in arrears for their service charge payments?

My property lawyer in Lancashire is asking me for proof of ID documents stating that this forms part of his requirements as a solicitor on the lender Solicitor panel. Is this right?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Lancashire