Do the Building Society Association intend to launch a online directory to list law firms on the Coventry BS conveyancing panel for example in Barnoldswick?

We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.

We are purchasing a property in Barnoldswick. It might be a silly question but how we can trust a lawyer? On the day of competition we have to put money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I had a mortgage agreed in principle with Nationwide. Barnoldswick conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from Nationwide?

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

I can not work out if my bank requires a lease extension. I have called my Barnoldswick bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Barnoldswick conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The conveyancer must follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I used Stirling Law a few years ago for my conveyancing in Barnoldswick. I now require my papers however cannot find the solicitor. What do I do?

Do contact 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 Barnoldswick 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 hoping to sign contracts shortly on a ground floor flat in Barnoldswick. Conveyancing solicitors inform me that they are sending me a report on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Barnoldswick should include some of the following:

You should be told what is to be regarded as a Nuisance as far as the lease is concerned Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Do you need to have carpet in the flat or are you allowed wood flooring? The total extent of the demise. This could be the property itself but might incorporate a loft or storage are if appropriate. Will you be prohibited or prevented from having pets in the property?

I am the registered owner of a 1st floor flat in Barnoldswick, conveyancing formalities finalised 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Barnoldswick with a long lease are worth £191,000. The ground rent is £55 yearly. The lease terminates on 21st October 2079

With just 54 years left to run we estimate the price of your lease extension to range between £31,400 and £36,200 as well as 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 detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

We are in the middle of buying a property in Barnoldswick. Conveyancing solicitor has phoned to say the property is "Leasehold". Will this likely adversely affect the marketability of the property?

Barnoldswick conveyancing does not in most situations involve leasehold houses. The key factor here is the remaining lease term and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to impact the saleability too much.

At the other end of the spectrum, if it's, say, 50 years it is bound to have a adverse impact on the saleability, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease provided to your property lawyer.