Have just purchased a repossessed house at auction in Longridge. Conveyancing is necessary. What is next?

Having exchanged you must hire the services of a conveyancing lawyer as a matter of priority as you will have a pending a drop dead date to complete the conveyancing. All auction property will have a corresponding legal set of papers. This will likely include evidence of title and search results. In the case of leasehold premises the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should give this to the conveyancer instructed by you ASAP. You also need to ensure that you have funds organised to complete on the on the contractual date .

is it true that all Longridge conveyancing solicitors on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel and in such a situation the firms would be regulated by the CLC.

My husband and I have organised a further advance on our home loan from Coventry BS as we want to conduct a loft conversion to our home in Longridge. Do we need to select a bricks and mortar Longridge solicitor on the Coventry BS conveyancing panel to handle the legals?

Coventry BS do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.

Do commercial conveyancing searches disclose planned roadworks that may impact a commercial site in Longridge?

Many commercial conveyancing solicitors in Longridge will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Longridge. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Longridge.

For every commercial conveyancing transaction in Longridge it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Longridge commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Longridge.

I used Stirling Law several years past for my conveyancing in Longridge. I now require my file but the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Longridge of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am a negotiator for a long established estate agent office in Longridge where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local Longridge conveyancing solicitors. Could you clarify whether the vendor of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I inherited a 1st floor flat in Longridge, conveyancing having been completed February 2006. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Longridge with a long lease are worth £227,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2095

With just 71 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

I have noted on numerous online forums that before choosing a conveyancing solicitors they need approved by your bank. This is my first home move but I have an offer in principle via Virgin Money and I already have a high street conveyancing solicitor in Longridge at the ready. Can Santander insist on an approved lawyer to be selected? Does a directory of approved firms even exist so I can appoint a conveyancing solicitor in Longridge?

You need to instruct a solicitor that is on the Santander panel. Simply telephone your preferred Longridge conveyancing solicitor and ask if they are on the Santander panel. If they are not on the panel you have numerous alternatives available to you here:

• Carry on with your preferred Longridge solicitor but Santander will no doubt appoint a conveyancer on their approved panel. This will result in additional charges and potential frustration.
• Choose a fresh lawyer to conduct the conveyancing, ensuring that they are on the Santander conveyancing panel.
• Appeal to your lawyer to attempt to join the lender panel.