The Irlam conveyancing firm handling our Irlam conveyancing has identified a discrepancy between the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My solicitor has advised that he needs to check that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s stance appropriate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Completed the sale of my flat in Irlam last February yet the purchaser is calling me complaining that his lawyer is waiting to hear from mylawyer. What are the post completion sale legalities now that I have sold?

After completion of your house sale your conveyancer should forward the transfer deeds and all of the paperwork to the buyer’s solicitors. If applicable, your conveyancer must also evidence that the home loan has been repaid to the buyers conveyancers. There are no post completion formalities unique to conveyancing in Irlam.

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Irlam. My lender is Tesco Bank

Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 9/11/2024, the requirements read as follows :

The estate agent has sent us the confirmation of our purchase of a new build flat in Irlam. 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.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Irlam

Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I today plan to offer on a house that seems to be perfect, at a great figure which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Irlam. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Irlam ?

Most houses in Irlam are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Irlam in which case you should be shopping around for a Irlam conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to carry out alterations. You may also be required to pay a contribution towards the upkeep of the estate where the house is part of an estate. Your conveyancer will advise you fully on all the issues.

I acquired a 1st floor flat in Irlam, conveyancing was carried out in 2012. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Irlam with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease terminates on 21st October 2085

With 61 years left to run we estimate the premium for your lease extension to be between £19,000 and £22,000 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.