I have given 8 weeks notice to my current landlord and have to leave my let out apartment in Irlam and Cadishead by 19/9/2024. Conveyancing for my house purchase is underway. Is it possible to complete in a couple of weeks as don't want to have to find temporary accommodation?

The normal practice is not to give notice on a rental until exchange of contracts has taken place. If you have not already done so, contact to your conveyancer and urge them to they chase the other side, try to get a realistic time scale from them that everyone will aim towards

What is the difference between a licensed conveyancer and conveyancing solicitor in Irlam and Cadishead

There are two types of lawyers who can conduct conveyancing in Irlam and Cadishead namely CLC regulated conveyancers or solicitors. The two can handle the legal services that required to complete the disposal or purchase of property. They are both obliged to conduct Irlam and Cadishead conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally administered and that the requisite steps should be accurately adhered to.

I recently had an offer accepted on a house in Irlam and Cadishead. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. A few days later, the solicitor called me embarrassingly acknowledging that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

After what feels like an age I have had an offer on a maisonette in Irlam and Cadishead agreed to, but there is a chain. The vendors have offered on on an apartment, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have selected a high street conveyancing solicitor in Irlam and Cadishead. What should be my next step? At what stage should I apply for the mortgage with Santander?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Irlam and Cadishead conveyancing search fees, etc). First, you should check that your property lawyer is on the Santander conveyancing panel. Regarding the subsequent phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. During a buoyant market many home buyers would apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with searches.

The deeds to our house can not be found. The conveyancers who did the conveyancing in Irlam and Cadishead 4 years ago have long since closed. Will I be able to sell the house?

Assuming the title is registered the information relating to your proprietorship will be recorded by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, locate your house and get current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.

I'm purchasing my first flat in Irlam and Cadishead benefiting from help to buy. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my lawyer about the extras as it could impact my loan with Yorkshire Building Society. Do I keep my lawyer in the dark?.

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 am on look out for some leasehold conveyancing in Irlam and Cadishead. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Irlam and Cadishead - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I inherited a ground floor flat in Irlam and Cadishead, conveyancing was carried out October 2003. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Irlam and Cadishead with an extended lease are worth £181,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2075

With just 51 years remaining on your lease the likely cost is going to range between £30,400 and £35,200 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.