My son-in-law is buying a newly built flat in Droylsden with a mortgage from Nationwide. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the surveyor when requested. 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 Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

We are intent on selling our property in Droylsden and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Droylsden lawyer would know this is not the case. It does beg the question why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Droylsden. We have lived in Droylsden for six years we know of no issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I used Action Conveyancing several years ago for my conveyancing in Droylsden. Now, I need the files but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Droylsden of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have been on the look out for a flat up to £245,000 and found one close by in Droylsden I like with a park and station nearby, however it only has 51 remaining years left on the lease. There is not much else in Droylsden for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease will be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

Having had my offer accepted I require leasehold conveyancing in Droylsden. Before I set the wheels in motion I would like to find out the unexpired term of the lease.

If the lease is recorded at the land registry - and 99.9% are in Droylsden - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Droylsden Conveyancing for Leasehold Flats - Examples of Queries before buying

Are any of leasehold owners in dispute over their service charge liability? Does the lease contain onerous restrictions? It would be prudent to find out as much as you can about the company managing the building as they can either make life much easier or problematic. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to day to day issues like the upkeep of the communal areas. Enquire of other people whether they are happy with them. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and precisely how they are spending the funds.