Am I correct in assuming that the fact that my conveyancer in Ormskirk is not on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?

That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ormskirk conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

A friend recommended that if I am purchasing in Ormskirk I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes quoted for as part of the standard Ormskirk conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Ormskirk around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ormskirk Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Ormskirk Education with plans and statistics, Local Amenities and other useful data concerning Ormskirk.

I am looking to sell my house. My former lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Ormskirk if that affects matters.

You should use our search tool to help you choose a solicitor for your conveyancing in Ormskirk. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

I’m about to sell my basement apartment in Ormskirk. Conveyancing is yet to be initiated, but I have recently had a quarterly service charge invoice – should I leave it to the buyer to sort out?

It best that you discharge the invoice as you normally would given that all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I bought a 1 bedroom flat in Ormskirk, conveyancing having been completed in 2002. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Ormskirk with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2091

You have 67 years unexpired the likely cost is going to span between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional 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 getting professional advice.

We are soon to exchange on the purchase a property in Ormskirk but as a result of damage from the recent storms I have negotiated compensation from the vendor of £2k by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process however my lender will not agree to this. Should they have been notified?

Your solicitor that is on the bank approved list is obliged to inform the bank of any changes to the sale figure. If you prohibit your property lawyer to disclose the reduction to your bank then they would have to discontinue representing you and the bank.