I am hoping to receive a mortgage with Halifax. I would like to enlist the help of a Licensed Conveyancer in Marple Bridge. Does the Halifax Conveyancing panel include Licensed Conveyancers?

The Halifax conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

My wife and I are due to complete on the purchase of a property in Marple Bridge but as a consequence of damage from some water damage at the property I have was able negotiate recompense from the current proprietors of £2k by way of a adjustment in the price. I had intended this to be dealt with as part of a side agreement however Nationwide are not allowing this. Should they have been approached?

Your conveyancing practitioner being on a Nationwide approved list is obliged to disclose to Nationwide of any amendments to the purchase price. If you prohibit your lawyer to notify the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new conveyancing practitioner for your conveyancing in Marple Bridge.

The estate agent has sent us the confirmation of our purchase of a new build flat in Marple Bridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Marple Bridge

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.

Should I instruct a Marple Bridge conveyancing lawyer based in the area that I am buying? We have a good friend who can carry out the conveyancing but they are based over three hundred kilometers drive away.

The primary upside of using a high street Marple Bridge conveyancing practice is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that should surpass using an unknown Marple Bridge conveyancing lawyer solely due to them being local.

I have recently realised that I have 68 years unexpired on my flat in Marple Bridge. I am keen to extend my lease but my landlord is absent. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you have made all reasonable attempts to locate the lessor. On the whole an enquiry agent would be helpful to carry out a search and prepare a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Marple Bridge.

Marple Bridge Leasehold Conveyancing - A selection of Queries Prior to Purchasing

This information is important as a) areas can cause problems for the building as the common areas may start to deteriorate where maintenance remain unpaid b) if the leasehold owners have a dispute with the running of the building you will want to know about it Who manages the block? Best to be warned if redecorating or some other significant cost is due in the foreseeable future that will be shared by the leaseholders and may well dramatically impact the level of the service costs or necessitate a one time payment.