My brother and I have just bought a house in Silverdale. We have since encountered a number of issues with the property which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Silverdale?

The query is vague as to the nature of the problems and if they are specific to conveyancing in Silverdale. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the process, the vendor answers a form called a Seller’s Property Information Form. answers ends up being incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Silverdale.

Completed the sale of my flat in Silverdale last October but our buyer keeps Skype messaging daily complaining that their lawyer needs to hear from myconveyancer. What are the post completion sale formalities following completion?

Post completion of your sale your conveyancer is obliged to send the transfer documentation and all supplemental paperwork to the buyer’s solicitors. If applicable, your solicitor must also confirm that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion procedures peculiar conveyancing in Silverdale.

About to purchase a new build apartment in Silverdale. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions 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. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

We're novice buyers - had an offer accepted, but the agent told us that the vendor will only issue a contract if we appoint the agent's recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Silverdale

We suspect that the owner is not behind this request. If they desire ‘a quick sale', alienating a serious purchaser is counter productive. Try to communicate with the sellers directly and explain that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to instruct your preferred Silverdale conveyancing lawyers - not the ones that will give their estate agent a referral fee or meet his conveyancing thresholds set by HQ.

I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it more attractive. I have since found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Silverdale. Conveyancing advisers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Silverdale ?

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 help the conveyancing process. It is clear that you are purchasing in Silverdale so you should seriously consider looking for a Silverdale conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your conveyancer should appraise you on the various issues.

I invested in buying a 1 bedroom flat in Silverdale, conveyancing was carried out 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Silverdale with over 90 years remaining are worth £165,000. The ground rent is £45 per annum. The lease finishes on 21st October 50

You have 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

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 comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.