We were just about to exchange contracts for a leasehold flat in Irlam and Cadishead. We encountered a problem. Our mortgage offer with Aldermore runs out on 6/5/2025 but the owners are suggesting a completion date of 8/5/2025. Is it possible to extend the mortgage expiry date?

The best person to address this issue is your solicitors who is in a position to assess whether he or she is should be discussing with the bank, seller’s lawyers, property agents or indeed all three taking into account the history of your conveyancing to date.

Will our conveyancer be raising questions about flooding during the conveyancing in Irlam and Cadishead.

The risk of flooding is if increasing concern for lawyers dealing with homes in Irlam and Cadishead. There are those who purchase a property in Irlam and Cadishead, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, however there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Irlam and Cadishead. The conventional set of information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to determine if the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a buyer may bring a compensation claim stemming from an misleading response. A buyer’s solicitors should also commission an enviro search. This should higlight if there is any known flood risk. If so, further investigations will need to be carried out.

I am buying a new build house in Irlam and Cadishead with a mortgage from Coventry Building Society. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not disclose to my solicitor about the extras as it may affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am using a search engine for the term on line conveyancing in Irlam and Cadishead it reveals numerous conveyancerslocally. How do I determine which is the suitable conveyancing solicitor for me?

The preferential method of seeking the right conveyancer is through a personal testimonial, so enquire of friends and those you trust who have purchased a property in Irlam and Cadishead or a reputable estate agent or financial adviser. Fees for conveyancing in Irlam and Cadishead vary, so it's advisable to request a minimum of four fee calculations from different law firms. Be sure to seek confirmation what costs in the quote includes.

I have just appointed agents to market my basement apartment in Irlam and Cadishead. Conveyancing solicitors are to be appointed soon, however I have recently had a yearly service charge invoice – should I leave it to the buyer to sort out?

It best that you discharge the service charge as usual as all ground rent and service charges should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I am the registered owner of a garden flat in Irlam and Cadishead, conveyancing formalities finalised 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Irlam and Cadishead with a long lease are worth £176,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2105

With 80 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.