What is the first thing I need to know regarding purchase conveyancing in Hale?

You may not hear this from too many lawyers but conveyancing in Hale and elsewhere in Greater Manchester is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for friction between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and sometimes the bank. Appointing a lawyer for your conveyancing in Hale is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to protect your legal interests and to keep you safe.

There is a distinct ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of the other players in the home moving process.

When it comes to lenders such as Coventry BS, do Hale conveyancing practitioners face a yearly amount to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I am currently in the process of buying my council flat in Hale. I have a mortgage agreed with Bank of Ireland. 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

Yorkshire BS have agreed my home loan in principle, my bid on a house in Hale has been agreed to, what are the next steps?

The estate agent will wish to know who your solicitors are (make sure the property lawyers are on the bank’s approved list). Call up Yorkshire BS or the financial adviser and finalise any outstanding forms. Yorkshire BS will instruct a valuer who will get in contact with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hale.

Just had an offer accepted on a new build apartment in Hale. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

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

Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.

I decided to have a survey done on a house in Hale ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not grant a mortgage on this type of home.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hale. Conveyancing will be smoother if you use a solicitor in Hale especially if they are accustomed to such properties in Hale.

My cousin has recommend that I instruct his lawyers for conveyancing in Hale. Should I use them?

Much as we are happy to recommend a Hale conveyancing lawyer the ideal way to choose a conveyancing solicitor is to get feedback from friends or relatives who have previously instructed the conveyancer you're contemplating using.