It is is a decade since I purchased my house in Cheetham. Conveyancing solicitors have recently been appointed on the sale but I am unable to locate my title deeds. Is this a problem?

Don’t worry too much. Firstly there is a chance that the deeds will be kept by your mortgage company or they may be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Cheetham involves registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.

Have just purchased a repossessed house at auction in Cheetham. Conveyancing is necessary. What is next?

Now that you have exchanged you should instruct a conveyancing solicitor quickly as you will have a pending a fixed date to complete the transaction. An auction property will have a corresponding legal pack. This will likely include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold property the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You need to give this to the lawyer instructed by you at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.

This question may be naive but I am wet behind the ears as a 1st time purchaser of a two bedroom flat in Cheetham. Do I receive the keys to the house on completion from my solicitor? If so, I will use a local conveyancing solicitor in Cheetham?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.

My stepmother informed me that in buying a property in Cheetham there could be various restrictions preventing external changes to the property. Is this right?

There are anumerous of properties in Cheetham which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Cheetham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I'm purchasing my first flat in Cheetham with a loan from Norwich and Peterborough Building Society. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not to tell my lawyer about the deal as it could adversely affect my loan with the lender. Should I keep quiet?.

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.

We expect to complete the disposal of our £175,000 garden flat in Cheetham in 10 days. The management company has quoted £360 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Cheetham?

Cheetham conveyancing on leasehold flats normally involves administration charges invoiced by managing agents :

Completing pre-exchange questions Where consent is required before sale in Cheetham Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Cheetham leasehold property is £350. For Cheetham conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

Cheetham Leasehold Conveyancing - A selection of Queries before buying

Is anyone aware of any major works in the planning that will increase the maintenance costs? The best form of lease arrangement is where the freehold title is in the ownership of the leaseholders. In this arrangement the leaseholders have control and notwithstanding that a managing agent is often retained if it is bigger than a house conversion, the managing agent is directed by the tenants. Who is in charge of the block?

Is it true that a Cheetham conveyancing solicitor got sued by clients for failing to conduct comprehensive conveyancing investigations?

We are not aware of such a Cheetham conveyancing claim but according to a recent report, clients buying a house elsewhere in England successfully sued their lawyer as a consequence of development plans to erect a wind farm not being identified in conveyancing searches.

If you are purchasing in Cheetham It is essential that your conveyancing practitioner purchase all Cheetham conveyancing searches necessary making sure that you have relevant and current information ahead of acquiring a property.