Our solicitor has discovered a a legal deficiency with the lease for the flat we are purchasing in Barnoldswick. The other side have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer has advised that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.

Why is leasehold purchase conveyancing in Barnoldswick costs more?

Barnoldswick leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

We are aiming to move house in September. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Barnoldswick. Conveyancing solicitor was organised prior to coming across your website.

On the day of completion you will need to collect the house keys from your estate agent however this should only take place when the vendors conveyancers inform the agent that they have the completion monies and the keys can be collected. You can tell the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can help you find a residential property solicitor in Barnoldswick or a legal practice with expertise in conveyancing in Barnoldswick.

I am expecting a AIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Barnoldswick solicitors on the Nottingham conveyancing panel, or is it better to go independently?

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

I have instructed a Barnoldswick conveyancing practitioner having checked that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Barnoldswick surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am selling my home. My previous conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Barnoldswick if that makes things easier.

You should use our search tool to help you choose a solicitor for your conveyancing in Barnoldswick. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

Do you have any advice for leasehold conveyancing in Barnoldswick with the intention of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Barnoldswick can be avoided if you appoint lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ lawyers.
If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is ongoing. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unsettled. Many landlords or Management Companies in Barnoldswick charge for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Barnoldswick. Some Barnoldswick leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share document. Arranging a duplicate share certificate can be a time consuming formality and delays many a Barnoldswick home move. If a new share certificate is required, do contact the company director and secretary or managing agents (if relevant) for this at the earliest opportunity.

I am the registered owner of a leasehold flat in Barnoldswick, conveyancing having been completed 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Barnoldswick with over 90 years remaining are worth £176,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2104

With only 79 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.