Completed the sale of my flat in Stalybridge last August yet the purchaser is Skype messaging daily complaining that his conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities now that I have sold?

Following your sale your lawyer is obliged to send the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor should also evidence that the home loan has been repaid to the buyers lawyers. There is unlikely to be post completion formalities just for conveyancing in Stalybridge.

We're in Stalybridge, FTBs buying with a mortgage (lender is Clydesdale , and our solicitor is on the Clydesdale conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

What does a local search reveal regarding the house my wife and I purchasing in Stalybridge?

Stalybridge conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Stalybridge conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

Taking into account that I will soon spend hundreds of thousands of pounds on a terraced house in Stalybridge I would like to talk to a conveyancer about myhouse move before appointing the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your conveyancing in Stalybridge.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Stalybridge should be the amount on the final invoice that you end up paying.

Do you have any advice for leasehold conveyancing in Stalybridge with the aim of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Stalybridge can be bypassed where you get in touch lawyers the minute you market your property and ask them to collate the leasehold information needed by the purchasers’ lawyers.
A minority of Stalybridge leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Organising a replacement share certificate can be a time consuming process and delays many a Stalybridge home move. Where a reissued share is required, do contact the company officers or managing agents (if relevant) for this at the earliest opportunity. Many freeholders or Management Companies in Stalybridge levy fees for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Stalybridge. If you have had any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a flat where a dispute is unsettled. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as over as opposed to ongoing.

I invested in buying a split level flat in Stalybridge, conveyancing having been completed half a dozen years ago. 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? Similar flats in Stalybridge with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2100

With 76 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as costs.

The figure 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 comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to 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.