Our mortgage company has recommended a law firm on their panel based in Heaviley and Offerton but I would rather use a conveyancing lawyer in Heaviley and Offerton or nearer to where I live. Can you assist?

Not all Heaviley and Offerton conveyancing firms are on all lender’s conveyancing panel. Do make the most of the above search tool to locate a Heaviley and Offerton conveyancing solicitor on the on the mortgage company panel.

Various internet forums that I have frequented warn that are the number one cause of stalling in Heaviley and Offerton conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Heaviley and Offerton.

I own a semi-detached Victorian property in Heaviley and Offerton. Conveyancing lawyer represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. Is it worth asking Accord Mortgages Ltd to clarify?

You need to review the Freehold register you have again and check the Charges Register as there may be 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 Heaviley and Offerton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who conducted the purchase.

I am a negotiator for a long established estate agent office in Heaviley and Offerton where we have witnessed a number of leasehold sales jeopardised as a result of short leases. I have received inconsistent advice from local Heaviley and Offerton conveyancing solicitors. Could you clarify whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. 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.

An alternative approach is to agree the lease extension with the freeholder 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.

Leasehold Conveyancing in Heaviley and Offerton - A selection of Queries Prior to Purchasing

Be sure to investigate if there is anything that is prohibited in the lease. For example some leases prohibit pets being permitted in in a block in Heaviley and Offerton. If you love the propertyin Heaviley and Offerton yet your dog is not allowed to move with you then you have a very hard decision. It is important to be aware if window replacement or some other major work is due in the foreseeable future to be shared amongst the leasehold owners and could well materially impact the level of the service costs or necessitate a specific payment. How many years are left on the lease?

My mother and father are unable to locate their Heaviley and Offerton land registry title on the website. They recall that 50 years ago when they bought the bungalow there were complications with the post code not being recognised in some systems.

The vast majority of properties in Heaviley and Offerton should be revealed. Have you endevoured to search with simply the postcode. Ordinarily it will identify all the houses and flats within that postcode. Assuming the property is recorded it will be there with a title number. If they bought fifty years ago it's conceivable it may be unregistered. The address may still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title deeds which could be with your parent’s lender.