Our lender has recommended a law firm on their panel based in Lancashire but I would rather choose a conveyancing lawyer in Lancashire local to me. Can you help?

The minority of Lancashire conveyancing solicitors are on all banks conveyancing panel. Do make the most of the above find an approved solicitor tool to choose a Lancashire conveyancing solicitor on the on the bank panel.

We are buying a 3 bedroom semi in Lancashire. The intention is to an extension at the rear at the property.Will legal investigations on the property include enquiries to see if these works were previously refused?

Your property lawyer should check the registered title as conveyancing in Lancashire will occasionally reveal restrictions in the title deeds which prohibit certain works or require the permission of another owner. Some works require local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.

We had selected conveyancing lawyers based in Lancashire on the solicitor panel. They are now charging me an additional amount for the legal aspects of the mortgage. Is this an additional conveyancing fee specified by ?

Provided it is contained in their Terms and Conditions or Quote then yes your is entitled to charge a fee for this. This charge is not set by but by your Lancashire . Plenty of firms on the panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.

Last month we had a mortgage agreed in principle with . Lancashire conveyancing solicitors have been appointed. How long does it take for to issue the offer to the ?

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

Do commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Lancashire?

Many commercial conveyancing solicitors in Lancashire will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Lancashire. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lancashire.

For each commercial conveyancing transaction in Lancashire it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Lancashire commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Lancashire.

I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Lancashire I like with open areas and railway links in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Lancashire in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan the shortness of the lease will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

I was advised by two or three local estate agents in Lancashire to locate a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to recommend your services over and above a competitor’s?

We don’t make any referral fee for sending work our way. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.