We see that you have a post code search directory listing firms on the Co-operative conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Pendlebury?

We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pendlebury.

Are there restrictive covenants that are commonly picked up during conveyancing in Pendlebury?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Pendlebury. 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…’

I am looking for a ground for flat up to £305k and identified one round the corner in Pendlebury I like with open areas and transport links nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Pendlebury suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

Back In 2002, I bought a leasehold house in Pendlebury. Conveyancing and Birmingham Midshires mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Pendlebury who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Pendlebury conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I invested in buying a garden flat in Pendlebury, conveyancing was carried out May 1998. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Pendlebury with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2086

With 61 years remaining on your lease the likely cost is going to range between £19,000 and £22,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

My parents are having difficulties in finding their Pendlebury property on the HMLR site. They have a vague memory back in the 60’s when they purchased the property there were complications with the post code not being identified on some systems.

Nearly all residences in Pendlebury should show up. Have you attempted a search with simply the postcode. Usually it should disclose all the premises within the postcode. Assuming the property is recorded it will show up with a title number. If they bought 50 years ago it's conceivable it may be unregistered. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title deeds which might be with your parent’s bank.