We were about to choose a conveyancing solicitor in Denton listed by you but have come across some other costs illustrations on the internet appear cheaper – why is this?

There are many firms of conveyancing organisations promoting alleged £99 conveyancing, but supplementalcosts result in the closing fee totally different to the one you expected. Conveyancers are obliged to make sure that costs set out in terms and conditions should be honest and reasonable raised The conveyancers that we put forward for conveyancing in Denton specify all costs for the property you plan topurchase.

I'm the single beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Denton. The Denton property was put into my name in August. I plan to dispose of the house. I do know about the CML 6 month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the house in August. Is the property unsalable for six months?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view mortgage companies take of it, depend on the lender as this clause principally exists to identify the purchase and immediately sell or the quick reselling of properties.

We have a mortgage agreed in principle with Bank of Ireland. Denton conveyancing practitioners were chosen. How long does it take for Bank of Ireland to forward the offer to the lawyer?

There is no definitive answer here. Have Bank of Ireland completed the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am currently in the process of buying my council flat in Denton. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

About to purchase a new build flat in Denton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Denton

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

In scouring the web for the term on line conveyancing in Denton it reveals many property lawyersin the area. How do I determine which is the right property lawyer for me?

The ideal way of finding a suitable conveyancer is via personal recommendation, so seek the opinion of friends and family who have bought a property in Denton or a reputable estate agent or financial adviser. Costs for conveyancing in Denton vary, so it's sensible to secure a minimum of four fee estimates from varying types of solicitors. Be sure to obtain confirmation what costs in the quote includes.

My lawyers in Denton have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.