Me and my wife are acquiring our first home. The conveyancer has contact usto enquire if we want to purchase extra conveyancing searches. We are really unsure what's needed for conveyancing in Longridge

The scope of Longridge conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall attitude to risk. What is important is that you properly comprehend what information each search could give you. You may then decide if you consider that you need that information. Where you are in doubt, ask your conveyancer to advise.

It is 10 years ago since I purchased my home in Longridge. Conveyancing solicitors have recently been retained on the sale but I can't locate my title deeds. Will this jeopardise the sale?

Don’t worry too much. Firstly there is a possibility that the deeds will be kept by the mortgage company or they could be archived with the lawyers who acted in the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Longridge relates to registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.

Is there a list of Santander panel conveyancers in Longridge on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings available on the web. If you are seeking to appoint a Longridge property lawyer on the Santander please make the most of our facility.

I am currently in the process of buying my council flat in Longridge. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

I have finally had an offer on a flat in Longridge accepted, but there is a chain. The owners have offered on a property, but it’s not yet agreed to, and are looking at other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Longridge. What should be my next step? At what stage do I apply for the mortgage with Co-operative?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Longridge conveyancing search costs, etc). The first thing to do is ensure that your lawyer is on the Co-operative conveyancing panel. Regarding the subsequent phase this very much depends on the uniqueness of your case, desire for this property and on the state of the market. In a buoyant market the majority of purchasers would apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they request their lawyer to proceed with searches.

Can you offer any advice when it comes to appointing a Longridge conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Longridge conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Longridge conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

How experienced is the practice with lease extension legislation? What volume of lease extensions has the firm conducted in Longridge in the last year?

I inherited a ground floor flat in Longridge, conveyancing having been completed 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Longridge with an extended lease are worth £206,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2089

With just 65 years left to run the likely cost is going to range between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

Do I cancel the direct debit for my mortgage with Yorkshire BS as soon as a completion date for my sale in Longridge has been agreed?

You would be well advised to keep paying any mortgage sums to Yorkshire BS pending the mortgage being discharged on completion as part of your Longridge conveyancing.