My conveyancer has identified a a problem with the lease for the apartment we are purchasing in Levenshulme. The other side have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer has advised that he must ensure that the bank is happy with this solution. Are we the client or is the lender?

Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. These conveyancing instructions must be adhered to.

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

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Levenshulme. 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…’

The estate agent has sent us the confirmation of our purchase of a new build flat in Levenshulme. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Levenshulme

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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.

I am using a search engine for the words conveyancing in Levenshulme it brings up many conveyancersin the vicinity. With so much choice what is the best way to find the right property lawyer for the sale of my house?

The ideal way of seeking the right conveyancer is via trusted testimonial, so ask colleagues and relatives who have bought a property in Levenshulme or the reputable estate agent or mortgage broker. Charges for conveyancing in Levenshulme vary, so it's advisable to obtain a minimum of four quotes from different solicitors. Make sure that you clarify that the fees are fixed.

I have recently realised that I have 68 years left on my lease in Levenshulme. I now want to get lease extension but my landlord is can not be found. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you have used your best endeavours to locate the freeholder. In some cases an enquiry agent should be useful to try and locate and prepare a report which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Levenshulme.

I inherited a leasehold flat in Levenshulme, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Levenshulme with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease runs out on 21st October 2082

With only 58 years remaining on your lease the likely cost is going to be between £22,800 and £26,400 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.