I am hoping to receive a mortgage offer from Nat West. My intention is to instruct a Licensed Conveyancer in Morecambe. Does the Nat West Solicitor panel exclude Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

When can the exchange of contracts happen for sale conveyancing in Morecambe and am I required to attend the lawyers branch?

Where you are round the corner to one of the conveyancing solicitors in Morecambe you are invited in to sign contracts. However, the firms we recommend offer countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you electronically. The executing of the sale agreement is not when everything is set in stone. A signed contract is necessary for the firm to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Morecambe)to be in the office available at the end of the phone to exchange contracts.

Given that I am about to spend 450k on a garden flat in Morecambe I would like to talk to a solicitor concerning thetransaction ahead of instructing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your property ownership legalities in Morecambe.There is no ‘factory style conveyancing’ - every client is an important individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Morecambe should be the amount on the final invoice that you end up paying.

I need to instruct a conveyancing lawyer in Morecambe for my home move. Is there any facility to check a solicitor's complaints history with the legal regulator?

Anyone may read presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training reasons.

What are your top tips when it comes to finding a Morecambe conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a Morecambe conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Morecambe conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

What are the legal fees for lease extension work? Can they put you in touch with clients in Morecambe who can give a testimonial?

Morecambe Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing

Where a Morecambe lease has less than eighty years it will affect the marketability of the property. It is worth checking with your bank that they are willing to to proceed given the lease term. A short lease means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this will be. For most Morecambelease extensions you will need to own the residence for a couple of years in order to be eligible to extend the lease. The answer will be helpful as a) areas could cause problems for the block as the communal areas may start to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the managing agents you will need to have complete disclosure The majority of Morecambe leasehold flats will incur a service charge for maintenance of the building levied on behalf of the freeholder. Where you buy the flat you will have to pay this contribution, usually in instalments accross the year. This may be anything from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all likelihood there will be a rentcharge for you to pay annual, this is usually not a exorbitant figure, say around £50-£100 but you need to enquire it because occasionally it can be prohibitively expensive.