My stepmother advised me that in buying a property in Accrington there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?

We are aware of a number of properties in Accrington which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Accrington should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

is it true that all Accrington conveyancing solicitors on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.

I can not work out if my bank requires a lease extension. I have called into my local Accrington building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Accrington conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their published requirements. Who do I believe?

The lawyer must comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

The deeds to our home can not be found. The lawyers who dealt with the conveyancing in Accrington 4 years ago have long since closed. What are my options?

Nowadays there are copies made of almost everything, and your lawyer will be aware exactly where to look for all the appropriate paperwork so you can buy or sell your house without any difficulty. If copies can’t be located, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.

In surfing the internet for the term conveyancing in Accrington it shows results of numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for me?

The preferential method of finding the right conveyancer is through a trusted recommendation, so seek the opinion of colleagues and relatives who have acquired a property in Accrington or a local estate agent or financial adviser. Fees for conveyancing in Accrington vary, so it's sensible to request at least four fee estimates from different conveyancers. Be sure to obtain confirmation that the fees are fixed.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have since been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Accrington. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?

The majority of houses in Accrington are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Accrington so you should seriously consider shopping around for a Accrington conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your solicitor will report to you on the legal implications.

I purchased a basement flat in Accrington, conveyancing formalities finalised in 2001. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Accrington with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2084

You have 59 years unexpired we estimate the premium for your lease extension to span between £20,900 and £24,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

Whilst your website is a good idea there are many lawyers listed near Accrington being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the lender approved panel?

We are not in the business of recommending one firm above another as the right Accrington conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Accrington knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..