We note that you have a post code search directory identifying solicitors on the Nottingham conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Poulton Le Fylde?

We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Poulton Le Fylde.

We previously chose solicitors with offices in Poulton Le Fylde on the Coventry BS solicitor panel. They are now charging me an additional charge for handling the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not dictated by Coventry BS but by your Poulton Le Fylde lawyer. Numerous firms on the Coventry BS panel will levy an ‘acting for lender’ fee and others do not.

My partner and I have arranged the release of further monies on our mortgage from Lloyds as we intend to carry out renovations to our home in Poulton Le Fylde. Do we need to choose a high street Poulton Le Fylde solicitor on the Lloyds conveyancing panel to deal with the legals?

Lloyds do not ordinarily instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

Our sealed bid on a house in Poulton Le Fylde has been agreed to, but there is a chain. The owners have offered on on an apartment, however it’s not been accepted yet, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Poulton Le Fylde. What do I do now? At what point should I apply for the mortgage with Yorkshire BS?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then valuation, Poulton Le Fylde conveyancing search costs, etc). First, you should ensure that your solicitor is on the Yorkshire BS approved list. Regarding the subsequent stages this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. In a buoyant market some purchasers would apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Poulton Le Fylde.

A relative advised me that if I am buying in Poulton Le Fylde I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Poulton Le Fylde conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Poulton Le Fylde around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Poulton Le Fylde.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Poulton Le Fylde is the location of the property. Is there any advice you can impart?

Flying freeholds in Poulton Le Fylde are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Poulton Le Fylde you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Poulton Le Fylde may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I have recently realised that I have Seventy years left on my lease in Poulton Le Fylde. I am keen to extend my lease but my freeholder is absent. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to find the lessor. For most situations a specialist should be useful to carry out a search and to produce a report to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Poulton Le Fylde.

I inherited a studio flat in Poulton Le Fylde, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Poulton Le Fylde with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2101

With 76 years left to run the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.