We are looking to buy a flat and need a conveyancing solicitor in Garstang who is on the Skipton solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Garstang.

I am downsizing from our house in Garstang and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Garstang lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Garstang. We have lived in Garstang for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.

It would appear that you have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Just had an offer accepted on a new build flat in Garstang. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Garstang

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan.

I am looking for a ground for flat up to £305k and identified one near me in Garstang I like with open areas and transport links in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Garstang for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan that many years may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

Estate agents have just been given the go-ahead to market my garden flat in Garstang. Conveyancing is yet to be initiated, but I have recently had a half-yearly service charge invoice – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the invoice as normal as all ground rent and maintenance charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I own a leasehold flat in Garstang, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Garstang with over 90 years remaining are worth £180,000. The ground rent is £65 levied per year. The lease ceases on 21st October 2084

With only 59 years remaining on your lease the likely cost is going to span between £20,900 and £24,200 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.