I used Action Conveyancing a few years past for my conveyancing in Ormskirk. I now require my papers but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ormskirk of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a ground for flat up to £195,000 and identified one close by in Ormskirk I like with open areas and station nearby, however it's only got 49 years unexpired on the lease. There is not much else in Ormskirk suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage that many years may be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may 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 speak to your conveyancing lawyer concerning this.

I have been recommended by numerous property agents in Ormskirk to select a solicitor on your site. Is there a financial incentive for Estate Agents to recommend your site over and above another?

We don’t give any commission for sending work in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

We're first time buyers - had an offer accepted, yet the property agent has warned us that the vendor will only move forward if we instruct the agent's chosen solicitors as they need an ‘expedited deal’. We would rather use a high street solicitor used to conveyancing in Ormskirk

It is improbable the vendors are behind this. Should the owner require ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the sellers and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your preferred Ormskirk conveyancing solicitors - as opposed tothose that will give the negotiator at the agency a kickback or hit his conveyancing targets pre-set by head office.

The conveyancing solicitors undertaking our conveyancing in Ormskirk has forwarded documents to review that show the land is unregistered with epitome documents. Is it not the case that all property in Ormskirk should be registered?

Whilst the vast majorities of properties in Ormskirk are now registered with HMLR there are still a few that are unregistered. Any property in Ormskirk that has been transferred since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Ormskirk property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Ormskirk conveyancing practitioners will be able to handle this type of conveyancing but if any uncertainty exists the standard advice presently is for the current owners to register the title first and then deal with the transfer to the buyer - this no doubt cause a protracted home move.