I have just been advised by my mortgage broker that my Heaviley and Offerton property lawyer is not on the mortgage company Solicitor panel. What can I do to be sure whether this is correct?

You need to contact your Heaviley and Offerton conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

At what point can the exchange of contracts happen for domestic conveyancing in Heaviley and Offerton and am I required to be at the conveyancers branch?

If you are near to our conveyancing solicitors in Heaviley and Offerton you are invited in to sign documents. That being said, the firms we work with supply countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you digitally. The signing of the contract is not the point of no return. Signing on the dotted line simply enables the solicitor to officially exchange at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Heaviley and Offerton)to be in the office at the appropriate time.

I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Heaviley and Offerton I like with a park and station nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Heaviley and Offerton for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

Do you have any top tips for leasehold conveyancing in Heaviley and Offerton with the aim of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Heaviley and Offerton can be bypassed where you appoint lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the purchasers’ lawyers.
You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is under 75 years. It is therefore essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Heaviley and Offerton state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord consenting to such changes. If you dont have the consents to hand you should not communicate with the landlord without checking with your solicitor first. If you hold a share in a the freehold, you should ensure that you have the original share document. Obtaining a duplicate share certificate is often a lengthy formality and slows down many a Heaviley and Offerton conveyancing deal. If a new share certificate is required, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. The majority of freeholders or Management Companies in Heaviley and Offerton levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Heaviley and Offerton.

Heaviley and Offerton Leasehold Conveyancing - A selection of Questions you should ask before buying

Is there a share of the freehold? If a Heaviley and Offerton lease has no more than 80 years it will affect the marketability of the apartment. Check with your mortgage company that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension at some point and it is worth discovering what this will be. Remember, in most cases you will be be obliged to have owned the premises for two years before you are entitled to exercise a lease extension.

Myself and my wife have recently had an offer accepted on a property and had meeting on Monday with the Post Office for the mortgage. They have informed us that when it comes to appointing a property lawyer that unless they are on their approved panel of lawyers then we will incur a further charge of £250+. This is because they will then have to instruct a solicitor to act on their behalf in addition to the one we select on our behalf and we are liable for their costs. I have asked the Post Office to send me with a list so I can request quotes only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. What would be the best way of going about this?

Ask the Post Office what their panel criteria is for a solicitor.Then ask the solicitor of your choice whether they fit that criteria and have they acted on loans for the Post Office in the past. If the answer to those is yes, then just clarify this with the Post Office. Another option is to utilise our search facility and we may be able to locate a property lawyer in Heaviley and Offerton on the panel for the Post Office.