I am planning to acquire a property and need a conveyancing solicitor in Ormskirk who is on the The Royal Bank of Scotland solicitor. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Ormskirk. We dont recommend any particular firm.

Can you help - my lawyer advises that breach of easement insurance is required on my purchase. What is the level of cover for Ormskirk conveyancing?

The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such insurances.

The mortgage over my property is with Nottingham for my property in Ormskirk. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?

Your original mortgage agreement with Nottingham will provide that you need their approval before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel firm.

I can not fathom if my mortgage offer requires a lease extension. I have called my Ormskirk building society branch on various occasions and was informed it wasn't an issue and they will lend. My Ormskirk conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?

Provided that the conveyancer is on the mortgage company approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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.

I have recentlybecome aware that Wolstenholmes have closed. They carried out my conveyancing in Ormskirk for a purchase of a leasehold flat 10 months ago. How can I establish that the property is in my name in the name of the previous owner?

The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ormskirk conveyancing specialists.

I am looking for a flat up to £305k and found one near me in Ormskirk I like with a park and railway links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Ormskirk suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will likely be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

We are contemplating choosing an online solicitor ahead of a Ormskirk conveyancing practice. Am I making a mistake?

Advantages do exist in having the opportunity to attend a local Ormskirk conveyancing solicitor such as

• signing papers same day
• often being able to speak to someone face-to-face can make a significant difference, particularly for non-standard house moves
• the ability to raise concerns if matters go pear-shaped

When analysing quotes, look carefully for hidden extras. Most decent Ormskirk high street solicitors give an all-inclusive price. Often online agents seem to offer discounted fees, but have burried 'extras' in the in the terms and conditions.