I plan on purchasing property in Skelmersdale. My property lawyer is not on the mortgage company conveyancing panel. Is it possible for me to appoint my Skelmersdale conveyancing solicitor notwithstanding that they are excluded from the lender panel?

You have a couple of alternatives open to you here

• Complete the purchase with your preferred Skelmersdale property lawyer but your lender will no doubt appoint a property lawyer from their conveyancing panel. This will result in additional charges together with likely frustration.
• Choose a new conveyancing practitioner to conduct the conveyancing, making sure they are on the bank conveyancing panel.
• Convince your lawyer to attempt to join the lender panel

In what way does my ID and proof of funds have anything to do with my conveyancing in Skelmersdale? Is this really warranted?

It is indeed that case that the requirement set out by your solicitor has nothing to do with conveyancing in Skelmersdale. However these days you can not proceed with any conveyancing process without first submitting evidence of your identity. This usually takes the form of a either your passport or driving licence plus a council tax bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper element and photo card part, one is not sufficient in the absence of the other.

Proof of your source of funds is necessary under Money Laundering Regulations. Please do not be offended when you are asked to produce this as your lawyer must retain this information on record. Your Skelmersdale conveyancing lawyer will need to see evidence of proof of funds before they are able to accept any funds from you into their client account and they may also ask additional questions concerning the source of monies.

I am selling our house in Skelmersdale and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers used an internet conveyancing outfit rather than a conveyancing solicitor in Skelmersdale. We have lived in Skelmersdale for 4 years we know of no issue. Should we contact our local Authority to obtain clarification need.

It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

What does commercial conveyancing in Skelmersdale cover?

Commercial conveyancing in Skelmersdale incorporates a broad array of guidance, provided by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

We expect to complete our sale of a £175,000 garden flat in Skelmersdale in nine days. The freeholder has quoted £324 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Skelmersdale?

For most leasehold sales in Skelmersdale conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-exchange enquiries Where consent is required before sale in Skelmersdale Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Skelmersdale leasehold property is £350. For Skelmersdale conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

Skelmersdale Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing

Is the freehold owned jointly by the leaseholders? Does this lease have in excess of 90 years unexpired?