My Rossendale conveyancer has discovered a difference between the information in the valuation report and what is in the conveyancing documents. My lawyer informs me that he must check that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements 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.

Do banks and building societies provide you with an approved list of Rossendale conveyancing solicitors? How do you know who is on the Barclays conveyancing panel?

Rossendale conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.

I have been on the look out for a ground for flat up to £245,000 and found one near me in Rossendale I like with open areas and railway links nearby, however it's only got 61 remaining years left on the lease. I can't really find anything else in Rossendale suitable, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan that many years will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

I was pointed in your direction by a few selling agents in Rossendale to select a property lawyer using your seach tool. Is there a financial upside for Estate Agents to promote your services over and above a competitor’s?

We refuse to make any referral fee for sending work in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

What is the average legal costs for conveyancing in Rossendale?

The average fee in 2014 for conveyancing in Rossendale was £1,419 excluding Stamp Duty and HM Land Registry charges.