We're in Haslingden, First timers buying with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am currently in the process of buying my council flat in Haslingden. I have a mortgage agreed with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.

Completion of my remortgage has taken place for my property in Haslingden. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I have finally had an offer on a maisonette in Haslingden accepted, the vendors do however have a tied purchase. The owners have placed an offer on somewhere, but it’s not yet agreed to, and are looking at other apartments booked. I have instructed a high street conveyancing solicitor in Haslingden. What do I do now? At what stage do I apply for the mortgage with Santander?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Haslingden conveyancing search charges, etc). The first thing to do is check that your property lawyer is on the Santander approved list. Concerning the next phase this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. During a rising market the majority of home buyers will apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.

I used Arc property Solicitors a few years ago for my conveyancing in Haslingden. Now, I need the documents however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Haslingden of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How does conveyancing in Haslingden differ for newly converted properties?

Most buyers of new build residence in Haslingden contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Haslingden usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Haslingden or who has acted in the same development.

Can you offer any advice when it comes to choosing a Haslingden conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Haslingden conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Haslingden conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

How experienced is the practice with lease extension legislation? Can they put you in touch with clients in Haslingden who can give a testimonial?

Haslingden Leasehold Conveyancing - Sample of Queries Prior to Purchasing

What restrictions are there in the Haslingden Lease? How is the lease structured? You should be aware that where the lease has no more than 80 years it will impact the value of the flat. Check with your bank that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will probably require a lease extension sooner rather than later and it is worth finding out how much this would cost. For most Haslingdenlease extensions you would need to own the premises for 24 months before you are eligible to extend the lease.