My Conveyancer in Rossendale has never been on on the Alliance & Leicester Solicitor Panel. Can I still use my prefered solicitor notwithstanding that they are not on the Alliance & Leicester list of approved lawyers?

The limited options open to you here include:

1. Carry on with your preferred Rossendale lawyers but Alliance & Leicester will need to instruct a lawyer on their panel. This will inevitably rack up the total legal charges and cause frustration.
2. Find an alternative lawyer to act in the conveyancing, not forgetting to check they are Alliance & Leicester approved.
3. Persuade your Alliance & Leicester based solicitor to seek to join the Alliance & Leicester panel

I need some quick conveyancing in Rossendale as I am faced with an ultimatum to exchange contracts within one month. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

If.Given you are are a mortgage free purchaser you have the choice not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Rossendale the following are instances of issues that can be revealed and therefore affect future saleability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...

It has been three months since my purchase conveyancing in Rossendale took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

All being well we will complete the disposal of our £125,000 garden flat in Rossendale next week. The management company has quoted £348 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Rossendale?

Rossendale conveyancing on leasehold flats ordinarily results in fees being levied by landlords agents :

Answering pre-exchange enquiries Where consent is required before sale in Rossendale Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Rossendale leasehold premises is £350. For Rossendale conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I invested in buying a leasehold flat in Rossendale, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Rossendale with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease runs out on 21st October 2088

With 63 years left to run we estimate the price of your lease extension to range between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

My lender have just issued us with a mortgage offer. We instructed a reputable conveyancer in Rossendale two days ago. This morning, our broker phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the lender had some control over our choice Is this allowed?

You are permitted to instruct any property lawyer you wish to instruct for your conveyancing in Rossendale but if they are not on the your bank's panel you will have to fork out additional cost so the mortgage company can retain their own lawyers. sometimes it is conceivable that your solicitor may apply to get added to the mortgage company panel. Do make the most of online tools including lenderpanel.com to find a conveyancing solcitor in Rossendale on the lender panel. You can go into your local mortgage company branch in Rossendale. They can recommend conveyancing solicitors in Rossendale on the panel for your mortgage company.