I am considering applying for a Yorkshire BS mortgage for purchase of a new build (under development) in Crosby with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?

In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

What can a local search tell me regarding the property my wife and I buying in Crosby?

Crosby conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search plays an important part in many a Crosby conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

Over the last few months I have been searching for a flat up to £235,500 and found one near me in Crosby I like with amenity areas and railway links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Crosby in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you need a home loan that many years will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

My step-father has encouraged me to appoint his conveyancers in Crosby. Should I find my own solicitor?

No doubt the ideal way to select a conveyancing solicitor is to have recommendations from friends or relatives who have actually experience in using the conveyancer that you are considering.

I today plan to offer on a house that seems to meet my requirements, at a great price which is making it more attractive. I have since found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Crosby. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

The majority of houses in Crosby are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Crosby so you should seriously consider shopping around for a Crosby conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer should appraise you on the various issues.

Crosby Leasehold Conveyancing - Sample of Queries Prior to buying

Does the lease include onerous restrictions? Is anyone aware of any major works anticipated that will add a premium to the service charges?