My apartment in Timperley is up for sale and I have a purchaser. Will my conveyancing practitioner have to be on the Aldermore conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the Aldermore conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

Should my solicitor be raising enquiries regarding flooding as part of the conveyancing in Timperley.

Flooding is a growing risk for conveyancers dealing with homes in Timperley. There are those who buy a house in Timperley, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Timperley. The standard completed inquiry forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to determine if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the owner, then a buyer could bring a claim for damages as a result of such an misleading reply. A buyer’s lawyers should also commission an enviro report. This should higlight whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.

I am purchasing a new build house in Timperley with the aid of help to buy. The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not reveal to my lawyer about the extras as it would affect my mortgage 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.

Do you have any top tips for leasehold conveyancing in Timperley with the purpose of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Timperley can be reduced where you appoint lawyers as soon as you market your property and request that they start to put together the leasehold information which will be required by the buyers’ lawyers.
If you hold a share in a the freehold, you should make sure that you have the original share document. Organising a replacement share certificate can be a time consuming process and frustrates many a Timperley conveyancing deal. Where a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. Many freeholders or Management Companies in Timperley levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Timperley. If you have had any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as historic as opposed to ongoing. If you have carried out any alterations to the property would they have required Landlord’s consent? In particular have you installed wooden flooring? Timperley leases often stipulate that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord approving such changes. Where you fail to have the consents to hand do not communicate with the landlord without contacting your solicitor in advance.

I inherited a 1st floor flat in Timperley, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Timperley with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2079

You have 54 years unexpired the likely cost is going to span between £32,300 and £37,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

I pay a service charge for my property in Timperley. Due to redundancy and personal issues I fell behind with payments. The freeholders agreed a clearance schedule but there remains in the region of £2000 currently outstanding.

I want to dispose of the property and I am panicking this can hold me back if I have to discharge the amount due in advance. Do I have to settle before - is this possible?

Do clarify with the conveyancing practitioner carrying out your Timperley conveyancing but it might be possible to agree for the debt to be transferred to the buyers. The purchase price they pay would be adjusted to reflect the amount of debt they assume. They could then deal with the arrears following completion of the purchase.