I require conveyancing for an apartment in a fairly new development (seven years built) in Thornton Cleveleys. The vast majority the flats are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Thornton Cleveleys?

You are opening yourself up to an unnecessary risk in not carrying out Thornton Cleveleys conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. Where time pressures and price are top of your concerns you should consider with your conveyancer about the option of search insurance

The Thornton Cleveleys conveyancing firm that I recently instructed on my purchase in Thornton Cleveleys have suddenly closed. I only went with them because I had to have a firm on the Santander conveyancing panel and my preferred Thornton Cleveleys lawyer was not. I issued them a cheque for two hundred pounds in advance. What are my options?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors 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 Santander 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 solicitors may be able to help.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Thornton Cleveleys is the location of the property. Is there any advice you can give?

Flying freeholds in Thornton Cleveleys are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Thornton Cleveleys you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thornton Cleveleys may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My partner has recommend that I use his conveyancing solicitors in Thornton Cleveleys. Should I use them?

There are no two ways about it the ideal way to choose a conveyancing practitioner is to get guidance from friends or family who have previously instructed the conveyancer that you are are thinking of instructing.

We expect to complete our sale of a £125,000 flat in Thornton Cleveleys on Thursday in a week. The management company has quoted £372 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Thornton Cleveleys?

For most leasehold sales in Thornton Cleveleys conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract enquiries Where consent is required before sale in Thornton Cleveleys Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Thornton Cleveleys leasehold property is £350. For Thornton Cleveleys 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 required to provide the information.

I acquired a 1 bedroom flat in Thornton Cleveleys, conveyancing formalities finalised March 1995. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Thornton Cleveleys with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2096

With only 71 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.