We hope to to purchase with Earl Shilton BS. We have called around locally but am struggling to find a Oldham conveyancing firm on the Earl Shilton BS panel. Could you help?

You should take advantage of the search tool on this page. Pick the mortgage company and type Oldham or your preferred area and you will see a number of lawyer offices in Oldham or near you.

I have recentlybecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Oldham for a purchase of a leasehold apartment 12 months ago. How can I check that the property is not still registered in the name of the former proprietor?

The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Oldham conveyancing specialists.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Oldham is where the house is located. What do you suggest?

Flying freeholds in Oldham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Oldham you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oldham may determine 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 property.

My husband and I are FTB’s - agreed a price, yet the property agent told us that the seller will only proceed if we instruct the agent's chosen conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Oldham

We suspect that the seller is unaware of this demand. Should the vendor desire ‘a quick sale', taking such a hostile approach to a motivated buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to use your preferred Oldham conveyancing solicitors - rather thanthe ones that will give their negotiator at the agency a introducer fee or meet his conveyancing thresholds pre-set by senior management.

What makes a Oldham lease problematic?

There is nothing unique about leasehold conveyancing in Oldham. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are not included. The following missing provisions could result in a defective lease:

A duty to insure the building

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Skipton Building Society, and TSB all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the buyer to pull out.

I own a ground floor flat in Oldham, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Oldham with a long lease are worth £227,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2091

With only 72 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.