Having been suggested to visit your web site we were going to go ahead with a conveyancing solicitor in Blackley endorsed on your site but stumbled across some other estimates via the web appear less pricey – how come?

There are numerous solicitors promoting pretending to offer £99 conveyancing, but supplementalfees end up with the closing bill being inflated. Solicitors ought to ensure charges outlined in terms of engagement should be fair and reasonable and be applied The solicitors that we put forward for conveyancing in Blackley specify all charges for a domestic conveyancing transaction.

All was ready to complete my purchase in Blackley next Monday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the lender expect the insurance to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not specific to conveyancing in Blackley.

It is a dozen years since I acquired my home in Blackley. Conveyancing solicitors have just been retained on the sale but I am unable to track down the deeds. Is this a major issue?

Don’t worry too much. Firstly the deeds may be with your lender or they may be archived with the lawyers who handled the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Blackley involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.

I require expedited conveyancing in Blackley as I have an ultimatum to exchange contracts in less than one month. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not getting a home loan you are at liberty not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Blackley the following are instances of issues that can arise and therefore impact the marketability of the property: Enforcement Actions, Overdue Fees, Outstanding Grants, Road Schemes,...

I am employed by a busy estate agency in Blackley where we have experienced a few leasehold sales jeopardised as a result of short leases. I have received conflicting advice from local Blackley conveyancing solicitors. Could you clarify whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I bought a ground floor flat in Blackley, conveyancing formalities finalised in 1996. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Blackley with an extended lease are worth £216,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2094

With just 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.