We decided to go with a high street firm for my conveyancing in Horwich last week. Upon checking the official terms of business it is apparent thatI am on the hook for costs even if our purchase aborts. Should I ditch them and select a web based conveyancing brokerage promising no-sale-no-fee conveyancing in Horwich?

It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will generally be higher to cover those conveyances that fail to complete. Dont forget that these arrangements tend not to protect you from expenses by way of example Horwich conveyancing search expenses.

I am buying a garden flat in Horwich. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Horwich you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Horwich.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Horwich?

There are many recorded licenced Conveyancers in Horwich and Solicitor firms in Horwich offering conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. Both can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am the only recipient of my late father’s estate with all property in now in my sole name, including the my former home in Horwich. The Horwich property was put into my name in October. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the property in October. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many lenders would take a sensible view as this provision is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of property.

Planning on purchasing a house in Horwich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Horwich conveyancer is on the Virgin Money conveyancing panel.

I'm purchasing a new build house in Horwich with the aid of help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the side-deal as it would put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have just appointed agents to market my 2 bed apartment in Horwich. Conveyancing solicitors are to be appointed soon, however I have just had a half-yearly maintenance charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as you normally would as all ground rent and maintenance charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a ground floor flat in Horwich, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Horwich with a long lease are worth £191,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2078

With just 53 years left to run we estimate the premium for your lease extension to span between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.