Can your site be used to find a Conveyancing solicitor in Heaton Moor even if I’m not buying or disposing of a house, for instance where I wish to buy an office in Heaton Moor with a mortgage from The Mortgage Works?

The service is mainly used to select residential conveyancing solicitors in Heaton Moor but we have recorded towards the bottom of this page a selection of Heaton Moor commercial conveyancing firms. You will need to make contact with the solicitors directly to check if they can also act for The Mortgage Works

My mortgage company has suggested a law firm on their panel based in Heaton Moor but I would rather choose a conveyancing lawyer in Heaton Moor or nearer to where I live. Can you help?

The minority of Heaton Moor conveyancing solicitors are on all lender’s conveyancing panel. Please make use of our find an approved solicitor tool to identify a Heaton Moor conveyancing firm on the on the mortgage company panel.

I am purchasing a victorian detached house in Heaton Moor. We would like to an extension at the rear at the house.Will the conveyancing process include investigations to see if these alterations are permitted?

Your conveyancer will review the deeds as conveyancing in Heaton Moor will sometimes identify restrictions in the title documents which prevent categories of changes or necessitated the permission of a 3rd party. Certain additions require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

The formalities of my remortgage has taken place for my property in Heaton Moor. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I can not work out if my mortgage offer requires a lease extension. I have telephoned my Heaton Moor building society branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Heaton Moor conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their published requirements. I have no idea who is right.

As long as the conveyancing practitioner is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I own a renovated Edwardian house in Heaton Moor. Conveyancing lawyer represented me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??

You need to read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Heaton Moor and other locations in 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 conducted the conveyancing.

I work for a busy estate agent office in Heaton Moor where we see a few leasehold sales put at risk due to short leases. I have been given conflicting advice from local Heaton Moor conveyancing solicitors. Could you confirm whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I bought a leasehold flat in Heaton Moor, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Heaton Moor with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2091

With 66 years left to run the likely cost is going to span between £11,400 and £13,200 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.