I am in the process of refinancing my apartment in Tyldesley, does my lawyer need to be on the Coventry BS Conveyancing panel?

There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I am helping my aunt sell her property in Tyldesley. Does the conveyancing solicitor order an energy performance certificate or should I organise this?

Following the demise of HIPs, EPC’s was kept a mandatory part of selling a property. An EPC must be to hand prior to the property being marketed. This is not something that lawyers normally arrange. Where you are using a Tyldesley conveyancing solicitor they may be able to arrange EPC’s due to their relationships with reputable local accredited person

We are aiming to move house in May. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Tyldesley. Conveyancing firm was organised prior to coming across your site.

On the day of completion you can pick up the keys from your estate agent however this can only occur once the vendors conveyancers inform the agent that they have the completion monies and the keys can be handed over. Subsequently you should tell the removal men that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you find a conveyancing in Tyldesley or a legal practice with expertise in conveyancing in Tyldesley.

I'm in the process of looking at apartments in Tyldesley and I am about to put in an offer. Should I already have a solicitor appointed at this stage? I will be getting a mortgage with Barclays.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are taking out a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.

Should commercial conveyancing searches disclose impending roadworks that may affect a commercial property in Tyldesley?

Many commercial conveyancing solicitors in Tyldesley will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Tyldesley. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tyldesley.

For every commercial conveyancing transaction in Tyldesley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Tyldesley commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Tyldesley.

Are there restrictive covenants that are commonly picked up during conveyancing in Tyldesley?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Tyldesley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I have just appointed agents to market my 2 bed flat in Tyldesley. Conveyancing is yet to be initiated, however I have just had a quarterly service charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is pay the invoice as normal given that all ground rent and maintenance charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I purchased a garden flat in Tyldesley, conveyancing having been completed in 2001. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Tyldesley with a long lease are worth £211,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2092

With only 68 years left to run the likely cost is going to range between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.