I am selling my flat in Walkden. Will the solicitor need to be on the Bank of Ireland conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.

My father pointed out to me me that in purchasing a property in Walkden there could be a number of restrictions prohibiting external alterations to the property. Is this right?

We are aware of anumerous of properties in Walkden which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Walkden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are aiming to move home in March. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in Walkden. Conveyancing solicitor was organised before I stumbled across your website.

On the afternoon of completion you can pick up the house keys from your property agent but this can only be done after the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. After that you will need to advise the removal men that you are ready to move in. We do not suggest a particular removal organisation but can assist you in locating a residential property solicitor in Walkden or a legal practice with expertise in conveyancing in Walkden.

Intending to buy a apartment in Walkden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Walkden solicitor is on the Clydesdale conveyancing panel.

I require expedited conveyancing in Walkden as I am under pressure to sign on the dotted line inside one month. Luckily I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you have the choice not to have searches conducted although no conveyancer would recommend that you don't. With plenty of history conveyancing in Walkden the following are examples of issues that can appear and adversely impact market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...

I'm buying a new build house in Walkden benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my lawyer about the deal as it could affect my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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’m about to sell my 2 bed apartment in Walkden. Conveyancing has not commenced, however I have recently had a half-yearly service charge invoice – what should I do?

The sensible thing to do is pay the service charge as you normally would as all rents and service invoices will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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 invested in buying a leasehold flat in Walkden, conveyancing was carried out June 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Walkden with over 90 years remaining are worth £260,000. The ground rent is £50 levied per year. The lease expires on 21st October 2100

With 75 years unexpired we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.