Our solicitor has uncovered a a problem with the lease for the property we are purchasing in Lancaster. The seller’s lawyers have put forward title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancer says that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial premises in Lancaster?

Many commercial conveyancing solicitors in Lancaster will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Lancaster. The search result sets out definitive information 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 Lancaster.

For every commercial conveyancing transaction in Lancaster it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Lancaster commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Lancaster.

I have todayfound out that Arc property Solicitors have closed. They carried out my conveyancing in Lancaster for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The easiest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lancaster conveyancing specialists.

I need to retain a conveyancing solicitor for leasehold conveyancing in Lancaster. I happened to chance upon a web site which looks to be the ideal solution If it is possible to get all this stuff done via web that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I wish to let out my leasehold apartment in Lancaster. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease governs the relationship between the freeholder and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Lancaster do not contain subletting altogether – such a provision would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I own a split level flat in Lancaster, conveyancing formalities finalised in 2004. Can you work out an approximate cost of a lease extension? Corresponding flats in Lancaster with a long lease are worth £206,000. The ground rent is £45 per annum. The lease ceases on 21st October 2091

With 66 years unexpired the likely cost is going to be between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.