I am about to complete on the purchase of a house in Morecambe but as a consequence of damage from a small fire at the property I have was able negotiate recompense from the owner in the sum of £3k in the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract but Nationwide will not permit this. Why were they involved?

The conveyancer that is on a Nationwide conveyancing panel is required to advise Nationwide of any amendments to the purchase price. If you prohibit your conveyancing practitioner to disclose the price change to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new solicitor for your conveyancing in Morecambe.

Will commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Morecambe?

Many commercial conveyancing solicitors in Morecambe will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Morecambe. The search result sets out definitive data 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 Morecambe.

For each commercial conveyancing transaction in Morecambe it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Morecambe commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Morecambe.

Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who did the conveyancing in Morecambe 10 years ago no longer exist. What do I do?

In today’s world there are copies made of almost everything, and your conveyancer will be aware exactly where to look for all the suitable documentation so you can buy or dispose of your property without any difficulty. Where copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.

I am buying my first flat in Morecambe with the aid of help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not to tell my solicitor about this extras as it may impact my mortgage with HSBC Bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Do you have any top tips for leasehold conveyancing in Morecambe with the purpose of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Morecambe can be bypassed where you instruct lawyers the minute you market your property and request that they start to collate the leasehold information needed by the purchasers’ representatives.
Many landlords or managing agents in Morecambe levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Morecambe. If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example installed wooden flooring? Morecambe leases often stipulate that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord consenting to such changes. Should you dont have the consents in place you should not contact the landlord without contacting your lawyer before hand. If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to reveal the dispute as over rather than ongoing.

I invested in buying a 2 bed flat in Morecambe, conveyancing having been completed 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Morecambe with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2077

With only 52 years left to run we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.