My friend's mother is a conveyancer. I suspect that I'll be able to get mate’s rates for conveyancing, However if that does not come materialise, what kind of costs would I typically be looking at for conveyancing in Tyldesley?

It’s wise to look for two or three conveyancing quotes. Do use our comparison tool on this page. Whilst estimates may vary but the service one can expect differ between solicitors as is true with the vast majority of professional services.

We are selling our house in Tyldesley and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Tyldesley. We have lived in Tyldesley for six years we know that this is a non issue. Do we contact our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am buying my first flat in Tyldesley benefiting from help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The property agent told me not inform my solicitor about the deal as it will put at risk my mortgage with the lender. Is this normal?.

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 3 weeks into a residential purchase having been directed to conveyancers by the selling agent to carry out the conveyancing in Tyldesley. I am not happy. Could you help me find new lawyers?

They would need to be very bad in order to consider changing them. Has your mortgage offer been sent? If so you will need to make them aware of the new contact details and get the mortgage documents are re-issued. The solicitor ideally should be on the banks panel to avoid escalating fees and complications. That should be your starting point. The search tool will help you find a bank approved solicitor for your conveyancing in Tyldesley

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Tyldesley. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Tyldesley ?

The majority of houses in Tyldesley are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Tyldesley in which case you should be shopping around for a Tyldesley conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the house is located on an estate. Your lawyer will report to you on the legal implications.

I purchased a split level flat in Tyldesley, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Tyldesley with a long lease are worth £165,000. The ground rent is £45 yearly. The lease runs out on 21st October 50

With just 50 years unexpired we estimate the price of your lease extension to range between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.