My son-in-law is buying a house that has just been built in Baguley with a home loan from HSBC. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the HSBC conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the HSBC conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

We're in Baguley, First timers purchasing with a mortgage (lender is UBS , and our lawyer is on the UBS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the UBS 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.

Are there restrictive covenants that are commonly identified during conveyancing in Baguley?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Baguley. 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…’

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Baguley I like with open areas and station nearby, the downside is that it's only got 61 years on the lease. There is not much else in Baguley in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a home loan that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

Planning to exchange soon on a garden flat in Baguley. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Baguley should include some of the following:

What options are available to the landlord where you have contravened the provisions of the lease? Are you allowed to have a pet in the flat? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Information concerning the obligations in the lease to to contribute towards maintenance costs - in relation to the building, and the wider rights a leaseholder enjoys Alterations to the premises

I acquired a studio flat in Baguley, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding flats in Baguley with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease expires on 21st October 2085

With only 60 years left to run we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.