IfI was to acquire a freehold propertyin Carnforth mortgage fee and dispense with a survey and no local authority searches how much could I expect to to save on my conveyancing in Carnforth?

Any savings you would gain would be limited to the costs for searches. The lawyer still be obliged to do everything else - money laundering, correspond with the vendors property lawyer, SDLT submission, register the title etc. You might save a bit for them not needing to register a mortgage however it will not be significant.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Carnforth?

There are many registered licenced Conveyancers in Carnforth and Solicitor partnerships in Carnforth who can assist with your conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

My uncle pointed out to me me that in purchasing a property in Carnforth there could be various restrictions prohibiting external alterations to the property. Is this right?

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

I am being told by my conveyancer that absentee landlord insurance is needed on my purchase. What is the level of cover for Carnforth conveyancing?

The appropriate level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

I have a semi-detached Georgian property in Carnforth. Conveyancing solicitor represented me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking Skipton Building Society to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Carnforth and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.

Due to the encouragement of my in-laws I had a survey completed on a house in Carnforth prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks will refuse to give a loan on this type of home.

It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Carnforth. Conveyancing may be slightly more expensive based on your lender's requirements.

My husband and I are novice buyers - had an offer accepted, yet the agent told us that the seller will only issue a contract if we instruct the agent's preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Carnforth

We suspect that the seller is unaware of this requirement. If they want ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to appoint your preferred Carnforth conveyancing firm - as opposed tothe ones that will give the estate agent a referral fee or hit his conveyancing targets demanded by HQ.