My brother-in-law has suggested I instruct a conveyancing solicitor in Blackburn. I I am struggling to find out if they are accepted on the Britannia conveyancing panel. Can you or the lender confirm if they are on the panel?

You should phone the lawyer and ask them whether they are on the lender panel. Otherwise please call Britannia who may be able to help.

About to purchase a new build apartment in Blackburn. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Blackburn

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

We're FTB’s - had an offer accepted, but the estate agent told us that the vendor will only go ahead if we instruct their chosen solicitors as they want a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Blackburn

We suspect that the seller is unaware of this ultimatum. If they require ‘a quick sale', turning down a motivated buyer is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to use your own,trusted Blackburn conveyancing firm - rather thanthe ones that will provide the negotiator at the agency a referral fee or meet his conveyancing thresholds pre-set by corporate headquarters.

I am tempted by the attractive purchase price for a couple of flats in Blackburn which have in the region of 50 years unexpired on the lease term. should I be concerned?

A lease is a right to use the property for a prescribed time frame. As the lease gets shorter the value of the lease reduces and it becomes more costly to extend the lease. For this reason it is advisable to extend the lease term. It is often difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a conveyancer and surveyor with experience in this field.

Blackburn Leasehold Conveyancing - Sample of Queries Prior to Purchasing

You should want to discover as much as you can about the managing agents as they can either make your life much simpler or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to day to day issues like the upkeep of the communal areas. Don't be afraid to ask other tenants what they think of them. On a final note, be sure you understand the dates that you are obliged pay the service charge to the managing agents and specifically what you get for your money. It is important to be aware whether window replacement or some other major work is coming up that will be shared by the leasehold owners and will materially increase the the maintenance costs or require a specific invoice. Is there a share of the freehold?

I am seeking to buy a repression flat in Blackburn and the vendor demand completion within a month. Do solicitors meet that timeframe? Would it be better to instruct a local Blackburn firm or an online company that professes to complete quickly?

Visit your Blackburn high street. Go in to 3 firms and ask to see a conveyancing solicitor for an estimate. Set out your needs and try and obtain assurances on speed. Select the firm that appears most efficient. You need to select a property lawyer on the panel of conveyancers acceptable to your bank.