My wife and I have recently appointed a conveyancing solicitor in Chapel Allerton. I I would like to check whether they are accepted on the Halifax conveyancing panel. Could you help?

The first thing you should do is call the conveyancer and ask them whether they can act for the bank. Alternatively you should get in touch with Halifax who may be able to assist.

How does conveyancing in Chapel Allerton differ for new build properties?

Most buyers of new build residence in Chapel Allerton come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Chapel Allerton usually acquire the real estate, 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 Chapel Allerton or who has acted in the same development.

I decided to have a survey completed on a property in Chapel Allerton ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks will refuse to grant a mortgage on such a home.

It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Chapel Allerton. Conveyancing will be smoother if you use a solicitor in Chapel Allerton especially if they are accustomed to such properties in Chapel Allerton.

In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Chapel Allerton and how can you help?

The 1954 Act affords protection to commercial lessees, giving them the right to make a request to court for a new lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Chapel Allerton is one of the numerous locations in which the firms we work with have offices

I work for a reputable estate agency in Chapel Allerton where we see a few flat sales jeopardised due to short leases. I have received conflicting advice from local Chapel Allerton conveyancing solicitors. Can you shed some light as to whether the seller of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Chapel Allerton Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

How many years remain on the lease? Are there any major works in the planning that will increase the service fees? Best to be warned whether a new roof is being installed or some other major work is coming up to be shared between the leaseholders and will dramatically impact the level of the service costs or necessitate a one off payment.