We were just about to sign contracts for a freehold house in Bredbury. We have hit a stumbling block. The mortgage offer with Accord Mortgages Ltd runs out on 1/7/2024 but the sellers are insisting on a completion date of 3/7/2024. Can one prolong the loan expiry date?

The best person to deal with your question is your lawyer who should assess if he or she is should be discussing with the mortgage broker, seller’s lawyers, property agents or possibly all three taking into account the history of your conveyancing to date.

I have an AIP. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel lawyer as I would prefer to instruct a specialised conveyancing solicitor in Bredbury?

You should check but the chances are that appoint one of their panel solicitors if you accept the "fee-free" deal. Call the bank and ask if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Bredbury.

I just acquired a house at auction in Bredbury. Conveyancing is needed. What is next?

Now that you are legally bound yourself to purchase you must hire the services of a conveyancing practitioner as a matter of urgency as you are facing a pending a fixed date to complete the transaction. Every auction property will have an associated legal set of papers. This will include evidence of title and search results. Where you are dealing with leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You should hand this to the lawyer working for you at the earliest opportunity. Do make sure that your finances are in order to complete on the on the contractual date .

I happen to be the sole beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Bredbury. The Bredbury property was put into my name in March. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the house in March. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view banks take of it, depend on the bank as this clause chiefly exists to identify subsales or the wholesaling and assigning of properties.

We previously selected solicitors located in Bredbury on the Lloyds solicitor approved list. They are now charging me an additional fee for handling the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. The charge is not set by Lloyds but by your Bredbury property lawyer. Some firms on the Lloyds panel will levy an ‘acting for lender’ fee but many practices incorporate it on their overall fee.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Bredbury is where the house is located. Is there any advice you can impart?

Flying freeholds in Bredbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bredbury you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bredbury may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have just found out that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Bredbury. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

Most houses in Bredbury are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Bredbury in which case you should be looking for a Bredbury conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your solicitor should appraise you on the various issues.

Bredbury Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

Plenty Bredbury leasehold flats will be liable to pay a service charge for the upkeep of the building set by the freeholder. If you acquire the flat you will have to pay this charge, usually quarterly throughout the year. This could differ from a few hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a rentcharge to be met annual, normally this is not a large sum, say around £50-£100 but you should to check it because on occasion it could be prohibitively expensive. It would be prudent to find out if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being allowed in in a block in Bredbury. If you like the apartmentin Bredbury but your dog is not allowed to live with you then you will be presented with a hard compromise. Is the freehold reversion owned jointly by the leaseholders?