How up to date is your search tool for Pendlebury conveyancing solicitors on the Co-operative conveyancing panel? Do Co-operative send you an updated list?

Pendlebury conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.

My brother-in-law has suggested I instruct a conveyancing solicitor in Pendlebury. I I would like to check whether they are accepted on the Halifax conveyancing panel. Can you assist?

You should contact the lawyer and ask them if they are on the lender panel. Alternatively please call Halifax who may be able to assist.

A relative informed me that in buying a property in Pendlebury there could be various restrictions as to what one can do in terms of external changes to a property. Is this right?

There are anumerous of properties in Pendlebury which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Pendlebury should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are buying a end of terrace house in Pendlebury. Our aim is to an extension at the rear at the property.Will the conveyancing process include investigations to see if these alterations were previously refused?

Your conveyancer should check the deeds as conveyancing in Pendlebury can on occasion identify restrictions in the title deeds which restrict certain changes or need the permission of a 3rd party. Certain works require local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Pendlebury solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Pendlebury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when acquiring a house in Pendlebury? or Apparently there is historic law that could mean that homeowners living in a parish church boundary will be compelled to pay for repairs to the chancel in proximity to the church. Is this suitable for conveyancing in Pendlebury?

Unless a previous acquisition of the property completed after 12 October 2013 you may expect lawyers conducting conveyancing in Pendlebury to remain encouraging a chancel search and or chancel repair liability insurance.

I am employed by a reputable estate agent office in Pendlebury where we see a few leasehold sales put at risk due to short leases. I have received contradictory information from local Pendlebury conveyancing firms. Please can you confirm whether the seller of a flat can start the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible 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 buyer.

Pendlebury Leasehold Conveyancing - Sample of Questions you should consider before buying

What restrictions are contained in the Pendlebury Lease? Is the freehold owned jointly by the leaseholders? It is important to be aware whether a new roof is being installed or some other major work is coming up to be shared amongst the leaseholders and could well dramatically impact the level of the maintenance fees or require a specific invoice.