I need some fast conveyancing in Mossley as I have an ultimatum to complete in less than one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are are a cash purchaser you are at free not to have searches carried out although no solicitor would recommend that you don't. With plenty of history conveyancing in Mossley the following are instances of what can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I am purchasing a new build house in Mossley with the aid of help to buy. The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my solicitor about the extras as it may impact my loan with the lender. Should I keep quiet?.

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 looking for a flat up to £235,500 and found one close by in Mossley I like with amenity areas and station in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Mossley for this price, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage that many years may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign 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 matter.

In scouring the web for the phrase conveyancing in Mossley it brings up many solicitorsin the vicinity. How do I determine which is the right solicitor for my move?

The ideal method of seeking a suitable conveyancer is via trusted referral, so enquire of colleagues and relatives who have acquired a property in Mossley or the local estate agent or mortgage broker. Charges for conveyancing in Mossley differ, so it's a good idea to request a minimum of three quotes from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.

I've recently bought a leasehold property in Mossley. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a 1st floor flat in Mossley, conveyancing having been completed in 2005. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Mossley with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease terminates on 21st October 2085

You have 60 years left to run we estimate the premium for your lease extension to range between £20,000 and £23,000 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.