I am due to complete buying a house in Irlam and Cadishead but as a result of damage from the recent storms I have was able negotiate reparation from the current proprietors in the sum of £3k by way of a deduction in the price. I had intended this to be addressed as part of amending the contract yet Virgin Money will not permit this. Why were they approached?

The property lawyer being on a Virgin Money approved list is obliged to inform Virgin Money of any variations to the purchase price. If you prohibit your conveyancing practitioner to notify the reduction to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new solicitor for your conveyancing in Irlam and Cadishead.

I am purchasing a new build house in Irlam and Cadishead with a loan from Chelsea Building Society. The developers would not budge the amount so I negotiated £7000 of additionals instead. The sale representative told me not to tell my conveyancer about this side-deal as it would adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Irlam and Cadishead is the location of the property. Is there any guidance you can give?

Flying freeholds in Irlam and Cadishead are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Irlam and Cadishead you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Irlam and Cadishead may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am a couple of weeks into a freehold purchase having been recommend to conveyancers by the local agent to do our conveyancing in Irlam and Cadishead. I am am very disappointed with the quality of service. Could you you assist me in finding new lawyers?

A conveyancer would have to be really bad to suggest diss instructing them. Has the mortgage offer been sent? If so you must advise them of the replacement solicitor and ensure the mortgage documents are issued to the new lawyers. The conveyancer needs to be on the lenders approved list to avoid supplemental fees and delays. So that should be your starting point. The search tool will assist you in finding a bank approved solicitor for your conveyancing in Irlam and Cadishead

I have recently realised that I have 72 years left on my flat in Irlam and Cadishead. I am keen to extend my lease but my landlord is can not be found. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the freeholder. On the whole a specialist should be helpful to carry out a search and to produce an expert document to be used as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Irlam and Cadishead.

I purchased a 1st floor flat in Irlam and Cadishead, conveyancing having been completed 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Irlam and Cadishead with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2099

You have 80 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.