I am in the process of selling my apartment in Burnage and the EA has just called to warn that the purchasers are swapping law firm. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. On what basis would a leading lender only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Burnage ?

Lenders have always had panels of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

I purchased a freehold premises in Burnage yet pay rent, why is this and what is this?

It’s unusual for properties in Burnage and has limited impact for conveyancing in Burnage but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

Are there restrictive covenants that are commonly identified during conveyancing in Burnage?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Burnage. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does conveyancing in Burnage differ for new build properties?

Most buyers of new build or newly converted property in Burnage come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because developers in Burnage tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Burnage or who has acted in the same development.

Back In 2008, I bought a leasehold house in Burnage. Conveyancing and Alliance & Leicester mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Burnage who previously acted has now retired. What should I do?

First make enquiries of HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to instruct a Burnage conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a leasehold flat in Burnage, conveyancing formalities finalised in 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Burnage with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2087

With 62 years left to run we estimate the premium for your lease extension to range between £17,100 and £19,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.