As someone with no idea as to the Bardsley conveyancing process what’s the number one tip you can give me for the house moving process in Bardsley

You may not hear this from too many lawyers but conveyancing in Bardsley or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and others involved in the house moving process. For instance, the vendor, estate agent and sometimes your bank. Appointing a solicitor for your conveyancing in Bardsley an important selection as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to act in your legal interests and to protect you.

On occasion a potential adversary will attempt to convince you that you should follow their advice. For instance, the estate agent may claim to be assisting by suggesting your lawyer is wrong. Or your financial adviser may tell you to do something that is against your solicitors guidance. You should always trust your lawyer above all other parties in the home moving process.

I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Bardsley for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bardsley conveyancing specialists.

I am purchasing my first flat in Bardsley benefiting from help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not reveal to my lawyer about the extras as it will adversely 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.

My husband and I are new to the buying process - agreed a price, but the property agent has warned us that the vendor will only issue a contract if we use the agent's chosen conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a family solicitor with experience of conveyancing in Bardsley

It is highly unlikely the sellers are behind this. Should the seller want ‘a quick sale', alienating a serious purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to appoint your preferred Bardsley conveyancing firm - rather thanthose that will earn their negotiator at the agency a kickback or achieve conveyancing targets pre-set by senior management.

Last February I purchased a leasehold house in Bardsley. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a garden flat in Bardsley, conveyancing having been completed in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Bardsley with over 90 years remaining are worth £222,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2089

With 70 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.