My Lytham lawyer has spotted a discrepancy between the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My solicitor says that he needs to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s course or action appropriate?

Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Should commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Lytham?

Its becoming the norm that commercial conveyancing solicitors in Lytham will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Lytham. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lytham.

For every commercial conveyancing transaction in Lytham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Lytham commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Lytham.

About to purchase a new build apartment in Lytham. 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 are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lytham

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan.

My husband and I are new to the buying process - agreed a price, but the property agent has warned us that the seller will only go ahead if we use the agent's preferred conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in Lytham

It is highly unlikely the owners are behind this. Should the seller desire ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Lytham conveyancing lawyers - not the ones that will give the estate agent a introducer fee or meet his conveyancing figures demanded by senior management.

Having checked my lease I have discovered that there are only 62 years unexpired on my lease in Lytham. I now want to get lease extension but my landlord is can not be found. What options are available to me?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you have done all that could be expected to track down the lessor. In some cases a specialist would be useful to conduct investigations and prepare an expert document to be used as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Lytham.

I am the registered owner of a 1st floor flat in Lytham, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Lytham with over 90 years remaining are worth £196,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2089

With 64 years unexpired the likely cost is going to be between £15,200 and £17,600 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.