What is the first thing I need to know regarding purchase conveyancing in Leyland?

Not many law firms shout this from the rooftops but conveyancing in Leyland or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and other parties involved in the transaction. E.g., the seller, estate agent and even potentially a bank. Choosing a lawyer for your conveyancing in Leyland should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to act in your best interests and to protect you.

Every so often a third party with a vested interest will attempt to convince you that it is in your interests to do things their way. For example, the selling agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your financial adviser may try to convince you to do take action that is contrary to your lawyers advice. You should always trust your lawyer above all other parties in the conveyancing process.

What is the difference between a licensed conveyancer and conveyancing solicitor in Leyland

Two types of professional can do conveyancing in Leyland namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the disposal or purchase of property. They are both obliged to handle Leyland conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly conducted and that the necessary steps will be accurately adhered to.

Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Leyland. Do I collect the keys to the house on completion from my lawyer? If so, I will instruct a local conveyancing solicitor in Leyland?

On the day of completion you do not need to go to the conveyancers office in Leyland. Your solicitors will arrange to send the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to pick up the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I can not work out if my lender requires a lease extension. I have telephoned my Leyland bank branch on numerous occasions and was informed it wasn't a problem and they will lend. My Leyland conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend based on their published requirements. I have no idea who is right.

The conveyancer must follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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.

Just bought a detached house in Leyland , What is the estimated time for the Land Registry to register my title? My Leyland conveyancing solicitor has been painfully slow, so I want to be sure the land registry aspects are dealt with.

As far as conveyancing in Leyland registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry have to notify any interested parties. At present in the region of 80% of submission are completed in less than three weeks but some can be subject to protracted delays. Historically registration takes place after the buyer has moved in to the premises so 'speed' is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.

Over the last few months I have been searching for a flat up to £305k and found one near me in Leyland I like with a park and railway links nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Leyland for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan the shortness of the lease will be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

Last March I purchased a leasehold flat in Leyland. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Leyland - A selection of Queries before buying

Is anyone aware of any major works in the near future that will add a premium to the maintenance fees? How many of the leaseholders are in arrears for their maintenance charge payments? Who are the managing agents?