We just had an offer accepted to purchase with Darlington Building Society. I popped in a few local companies but cant to find a Ormskirk conveyancing firm on the Darlington Building Society panel. Please you assist?

Feel free to take advantage of the find a lender approved solicitor tool on this web page. Pick the building society and type Ormskirk or your location and you will be presented with numerous conveyancers located in Ormskirk or near you.

It has been four months following my purchase conveyancing in Ormskirk took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing my first flat in Ormskirk with a mortgage from Bank of Scotland. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about this deal as it may adversely affect my loan with Bank of Scotland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My cousin has suggested that I instruct his lawyers for conveyancing in Ormskirk. Should I use them?

No doubt the best way to select a conveyancing practitioner is to seek referrals from friends or family who have actually previously instructed the conveyancer that you are are thinking of instructing.

I am in need of some leasehold conveyancing in Ormskirk. Before I set the wheels in motion I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Ormskirk - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a 1st floor flat in Ormskirk, conveyancing having been completed June 2006. How much will my lease extension cost? Comparable properties in Ormskirk with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2097

You have 72 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.