I require conveyancing for an apartment in a fairly new development (6 years built) in St Annes. 95% of the appartments are already occupied. Is it strictly necessary to order local searches as part of conveyancing in St Annes?

You are opening yourself up to an unnecessary risk in failing carrying out St Annes conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your lawyer conducts them. If timings and driving down costs are primary concerns you should discuss with your solicitor about the options such as contingency insurance available to you

What is the difference between a licensed conveyancer and conveyancing solicitor in St Annes

There are many recorded licenced Conveyancers in St Annes and Solicitor practices in St Annes offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

How can we tell if a St Annes conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in St Annes seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your conveyancing.

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being pedantic. The St Annes solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who dealt with the conveyancing in St Annes 5 years ago are no longer around. Will I be able to sell the house?

As long as the title is registered the details of your ownership will be retained by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, locate your house and order current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

I am buying a new build flat in St Annes. Conveyancing is a frightening process 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.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in St Annes

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Given that I will soon part with 450k on a two bedroom apartment in St Annes I would like to talk to a conveyancer concerning thehouse move prior to giving the go ahead to the firm. Can this be arranged?

This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your conveyancing in St Annes.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in St Annes should be the figure that you are charged.