In the event thatI was to purchase a simple residential propertyin Milnthorpe for cash and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Milnthorpe?

The sole reduction in fees you would achieve is the Milnthorpe conveyancing searches. A conveyancer still be obliged to do everything else - money laundering, communicating with your sellers conveyancing practitioner, SDLT return, register the ownership etc. A marginal saving might be made by not having to register a mortgage however it won't be meaningful.

What happens if my solicitor is removed from the Skipton Conveyancing panel ahead of completing my conveyancing in Milnthorpe?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Do commercial conveyancing searches disclose planned roadworks that could impact a commercial estate in Milnthorpe?

Its becoming the norm that commercial conveyancing solicitors in Milnthorpe will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Milnthorpe. 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 Milnthorpe.

For each commercial conveyancing transaction in Milnthorpe it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Milnthorpe commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Milnthorpe.

I am purchasing a new build house in Milnthorpe with a loan from Barclays . The sellers would not move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not to tell my conveyancer about the extras as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Having checked my lease I have discovered that there are only Sixty One years remaining on my lease in Milnthorpe. I need to extend my lease but my landlord is missing. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the lessor. For most situations a specialist would be helpful to conduct investigations and to produce a report which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Milnthorpe.

I bought a leasehold flat in Milnthorpe, conveyancing formalities finalised in 1998. How much will my lease extension cost? Similar properties in Milnthorpe with an extended lease are worth £186,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2078

You have 53 years remaining on your lease we estimate the premium for your lease extension to be between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.