What does my ID and proof of funds have anything to do with my conveyancing in Skelmersdale? Is this really necessary?

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identification documents of the person or body they are dealing with before they can accept their conveyancing instruction. The Terms of Engagement that you are required to sign should reaffirm this. Your lender will also require certain documents to be checked. If you are unwilling to supply identification documents, your lawyer can not take you on as a client.

I am buying a terrace house in Skelmersdale. The intention is to carry out an extension to the side at the property.Will legal conveyancing on the property include enquiries to determine if these alterations are allowed?

Your solicitor should check the deeds as conveyancing in Skelmersdale will occasionally identify restrictions in the title deeds which prevent certain alterations or require the permission of a 3rd party. Many works need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.

Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. Skelmersdale conveyancing lawyers have been chosen. How long does it take for Leeds Building Society to forward the offer to the conveyancer?

Some lenders take longer than others. Have Leeds Building Society completed the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We expect to receive a OIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Skelmersdale solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Skelmersdale solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

What can a local search tell me concerning the property I am purchasing in Skelmersdale?

Skelmersdale conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search is essential in every Skelmersdale conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I am looking for a flat up to £235,500 and identified one round the corner in Skelmersdale I like with amenity areas and transport links nearby, the downside is that it only has 49 remaining years left on the lease. There is not much else in Skelmersdale suitable, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

Estate agents have just been given the go-ahead to market my garden flat in Skelmersdale. Conveyancing is yet to be initiated, however I have just had a yearly maintenance charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is clear the invoice as you normally would given that all rents and maintenance charges should 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 subsequent invoice date. Most managing agents 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 invested in buying a garden flat in Skelmersdale, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Skelmersdale with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2101

With just 76 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.