Do the Building Society Association intend to launch a searchable register to to identify law firms on the Loughborough BS conveyancing panel for example in Trafford Park?

We have not been informed any intention on the part of the BSA to develop such a tool.

I am purchasing my first flat in Trafford Park benefiting from help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not disclose to my solicitor about this deal as it will affect my loan with Bank of Ireland. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 need to appoint a conveyancing solicitor for my conveyancing in Trafford Park. I've stumble upon a web site which appears to be the ideal offering If there is a chance to get all the legals completed via email that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am attracted to a two flats in Trafford Park which have approximately 50 years remaining on the leases. Do I need to be concerned?

There is no doubt about it. A leasehold apartment in Trafford Park is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the value of the property. The majority of purchasers and mortgage companies, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Trafford Park conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Trafford Park Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying

How much is the ground rent and service charge? Does this lease have in excess of 82 years remaining? Does the lease include onerous restrictions?

Two months into a sale of a flat in Trafford Park. Conveyancing lawyers are doing their job but we are being charged an extortionate amount from the freeholder. To date we have forked out £295.50 for a leasehold management information and then another £134.40 for additional questions raised by the buyers conveyancing practitioner.

Neither you or your conveyancer will have any control over the level of the charges for this information but the typical fee for the information for Trafford Park leasehold premises is £395. When it comes to Trafford Park conveyancing transactions it is usual for the owner to cover the charges. The landlord or their agents are not duty bound to address these questions although many will be content to do so - albeit often at high prices where the fees bear little relation to the work involved. Regretfully there is no law that requires capped charges for administrative tasks. There is no set time limit by which they are required to provide answers.