I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Ormskirk. Almost all the appartments are already occupied. Is it strictly necessary to order local searches for my conveyancing in Ormskirk?

A big part of the Ormskirk legal transfer of property is the conveyancing searches. There are a large number of companies delivering Ormskirk conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.

When reading mumsnet.com for a cheap lawyer in Ormskirk, many post that I should instruct a CQS assured solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures via the scheme protocol the standard includes many firms who conduct conveyancing in Ormskirk.

My partner and I are downsizing from our property in Ormskirk and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Ormskirk. Having lived in Ormskirk for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

About to purchase a new build apartment in Ormskirk. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Ormskirk

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared.

My husband and I are novice buyers - agreed a price, but the selling agent informed us that the owners will only proceed if we instruct the agent's preferred conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Ormskirk

We suspect that the owner is not behind this request. Should the seller require ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Ormskirk conveyancing firm - as opposed tothose that will give the negotiator at the agency a referral fee or hit his conveyancing figures demanded by corporate headquarters.