Our bank has recommended a law firm on their panel based in Worsley but I would rather instruct a conveyancing lawyer in Worsley local to me. Can you help?

It is by no means the case that all Worsley conveyancing practices are on all lender’s conveyancing panel. Do make the most of our search tool to identify a Worsley conveyancing conveyancer on the on the mortgage company panel.

We are buying a victorian detached house in Worsley. The intention is to convert the garage to an office at the house.Will the conveyancing process include enquiries to ascertain if these alterations are permitted?

Your property lawyer should check the registered title as conveyancing in Worsley can on occasion identify restrictions in the title documents which prohibit categories of alterations or necessitated the consent of another owner. Some extensions need local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

My fiancee and I are spending time looking at flats in Worsley and I am now considering a potential offer. Should I already have a lawyer appointed at this point? I am planning to take a mortgage with Bank of Ireland.

It would be sensible to start your search sooner rather than later. 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 details on to the estate agent. As you are seeking a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.

Our offer on a semi in Worsley has been agreed to, but there is a chain. The owners have offered on on an apartment, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in Worsley. What do I do now? When should I get the mortgage application with Aldermore going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Worsley conveyancing search charges, etc). The first course of action is to ensure that your conveyancer is on the Aldermore approved list. Regarding the next stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a buoyant market the majority of buyers would apply for the mortgage with Aldermore and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Worsley.

About to purchase a new build flat in Worsley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Worsley

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I decided to have a survey completed on a house in Worsley before retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks tend refuse to give a mortgage on such a premises.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Worsley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Worsley to see if the conveyancing will be more expensive.

I would like to sublet my leasehold apartment in Worsley. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

A lease dictates relations between the freeholder and you the flat owner; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Worsley do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I invested in buying a split level flat in Worsley, conveyancing having been completed 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Worsley with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2086

With 61 years left to run the likely cost is going to range between £19,000 and £22,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.