The loan agreement from NatWest for the refinancing of my 2 bedroom apartment is coming imminently. Are you able to suggest a low cost conveyancing solicitor in Burnage?

You are on the wrong site if you are seeking cut-price fees for conveyancing in Burnage. Our aim is to provide value for money conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint organisations seducing you with £99 conveyancing in Burnage. Optimistically, in being led by low cost conveyancing, you will get your money’s worth and at worst it will result in you with a surprising uplift in extras and still not receive the service you were looking for.

Last September we completed a house move in Burnage. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Burnage?

The question is not clear as what problems have arisen and if they are relate to conveyancing in Burnage. Conveyancing searches and investigations undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a property owner fills in a questionnaire known as a Seller’s Property Information Form. If the information ends up being inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Burnage.

We are selling our house in Burnage. Does the lawyer have to be required to be on the TSB conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.

I understand that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a property in Burnage? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this appropriate for conveyancing in Burnage?

Unless a prior acquisition of the house completed after 12 October 2013 you may assume that solicitors handling conveyancing in Burnage to remain encouraging a chancel search and or insurance against a claim.

Last July I purchased a leasehold property in Burnage. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a split level flat in Burnage, conveyancing formalities finalised half a dozen years ago. 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 properties in Burnage with a long lease are worth £180,000. The ground rent is £65 invoiced annually. The lease finishes on 21st October 2083

You have 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.