I have an AIP. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather use a Greater Manchester based conveyancing firm?

Do check but the the probability is that appoint one of their panel solicitors if you accept the "fee-free" incentive. Contact the lender and see if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Greater Manchester.

Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial site in Greater Manchester?

Its becoming the norm that commercial conveyancing solicitors in Greater Manchester will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Greater Manchester. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Greater Manchester.

For each commercial conveyancing transaction in Greater Manchester it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Greater Manchester commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Greater Manchester.

My wife and I have a semi-detached Georgian property in Greater Manchester. Conveyancing solicitor represented me and Halifax. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Greater Manchester and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with your conveyancing lawyer who carried out the work.

I was recommended by numerous selling agents in Greater Manchester to select a conveyancer using your seach tool. Is there a financial upside for Estate Agents to offer your services rather than another?

We refuse to give any commission for directing people our way. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

Having checked my lease I have discovered that there are only Fifty years remaining on my flat in Greater Manchester. I now wish to extend my lease but my freeholder is missing. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to find the lessor. On the whole an enquiry agent would be helpful to carry out a search and to produce an expert document to be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s absence and the vesting order request to the County Court overseeing Greater Manchester.

Leasehold Conveyancing in Greater Manchester - A selection of Questions you should consider Prior to Purchasing

You should be aware if it is fewer than eighty years it will impact the value of the property. It is worth checking with your bank that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth finding out how much this would cost. Remember, in most cases you would need to own the residence for two years before you are entitled to exercise a lease extension. Most Greater Manchester leasehold properties will have a service bill for maintenance of the building set on behalf of the freeholder. Should you buy the apartment you will have to meet this amount, usually in instalments throughout the year. This can vary from a few hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a ground rent to be met yearly, this is usually not a significant sum, say about £25-£75 but you should to check it because sometimes it could be prohibitively expensive. It is important to be aware if window replacement or some other major work is due in the near future that will be shared between the tenants and will materially increase the the maintenance fees or necessitate a specific invoice.