Me and my wife are buying a ground floor flat in Barton le Willows. My lawyer has never been on on the bank conveyancing panel. Can I still appoint my Barton le Willows conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?

Your options include

• Carry on with your existing Barton le Willows lawyer but your mortgage company will need to use a conveyancer from their approved panel. This will result in additional charges together with likely frustration.
• Get a new lawyer to act in the purchase, making sure they are on the bank conveyancing panel.
• Convince your solicitor to pull out all the stops to join the lender’s conveyancing panel

When can the exchange of contracts occur in residential conveyancing in Barton le Willows and am I required to be at the solicitors office?

If you are in close proximity to our conveyancing solicitors in Barton le Willows you are invited in to sign the paperwork. However, the firms we work with supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when communicating with you by post or email. The signing of the sale agreement is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Barton le Willows)to be in the office available at the end of the phone to exchange contracts.

The estate agent has sent us the confirmation of our purchase of a new build flat in Barton le Willows. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Barton le Willows

Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Barton le Willows is the location of the property. Can you offer any guidance?

Flying freeholds in Barton le Willows are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Barton le Willows you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barton le Willows may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I have just started marketing my 2 bed flat in Barton le Willows. Conveyancing has not commenced, however I have just received a quarterly service charge demand – what should I do?

It best that you pay the service charge as normal because all rents and service charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents 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. This will smooth the conveyancing process.

Barton le Willows Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

What is the length of the lease? If a Barton le Willows lease has less than eighty years it will impact the value of the apartment. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will almost definitely require a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you would need to own the premises for two years before you are legally able to extend the lease. How is the lease structured?