I am in need of a conveyancer. Should I go for for a web based conveyancer rather than a local Lancaster conveyancing lawyer?

Established third party connections are another important factor to consider when choosing conveyancing solicitors. Lancaster law firms often have connections with mortgage brokers and agents, local authorities, surveyors and other law firms meaning the whole process is going to be much more straightforward for you. Having years of intelligence of the local area also helps too.

The Lancaster conveyancing firm handling our Lancaster conveyancing has uncovered a discrepancy between the assumptions in the valuation report and what is revealed within the title deeds. My solicitor informs me that he is duty bound to ensure that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?

Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I have been on the look out for a flat up to £245,000 and found one close by in Lancaster I like with a park and railway links nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Lancaster suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage the shortness of the lease will be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

My wife and I may need to sub-let our Lancaster basement flat temporarily due to a new job. We used a Lancaster conveyancing firm in 2002 but they have closed and we did not have the foresight to get any advice as to whether the lease allows us to sublet. How do we find out?

A lease dictates the relationship between the landlord and you the flat owner; in particular, it will set out if subletting is banned, or permitted but only subject to certain conditions. 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 clause would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

Lancaster Leasehold Conveyancing - Examples of Queries Prior to Purchasing

Are any of leasehold owners in dispute over their service charge payments? The prefered form of lease arrangement is if the freehold title is in the ownership of the leaseholders. In this situation the leaseholders enjoy being in charge if their destiny and although a managing agent is frequently retained if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. This question is helpful as a) areas may cause problems in the building as the communal areas may begin to deteriorate where maintenance are not paid for b) if the leaseholders have an issue with the managing agents you will wish to know about it

I am looking to buy a flat and need a conveyancing solicitor in Lancaster who is on the mortgage company conveyancing panel. Can you recommend a Lancaster or local Lancaster solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who carry out conveyancing in Lancaster. We dont recommend any particular conveyancing practice.