My financial adviser has requested my Silverdale solicitor’s panel member for the Nationwide conveyancing panel. How do I obtain this. I have e-mailed my local Silverdale office but they cant find it on their system.

You are best placed to get this information from your Silverdale conveyancer . They should have a central record lender panel numbers.

The Silverdale conveyancing solicitors that I recently instructed on my purchase in Silverdale have suddenly closed. I only went with them because I needed a solicitor on the Clydesdale conveyancing panel and my family Silverdale lawyer was not. I wrote them a cheque for £250 in advance. What do I do now?

If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

I am buying a new build flat in Silverdale. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Silverdale

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I've found a house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Silverdale. Conveyancing advisers have not yet been instructed. Will they explain the issues?

Most houses in Silverdale are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Silverdale so you should seriously consider shopping around for a Silverdale conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.

I purchased a 1st floor flat in Silverdale, conveyancing was carried out in 2006. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Silverdale with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2083

With 64 years unexpired we estimate the price of your lease extension to range between £14,300 and £16,400 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

My fiance and I are buying a 2 room housein Silverdale with a mortgage from a bank. We like our solicitor in Silverdale yet our mortgage company inform us now that she’s not on their "panel". We have to appoint one of the our mortgage company panel solicitors or keep our Silverdale solicitor and incur the extra fees for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage company home loan issued is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including almost all conveyancing solicitors in Silverdale : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.