Do I find a Licenced Conveyancer or Solicitor for conveyancing in Droylsden?

There are two types of lawyers who can execute conveyancing in Droylsden namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or acquisition of property. Both are duty bound to carry out Droylsden conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that the requirements and procedures should be appropriately followed.

Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a ground floor flat in Droylsden. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Droylsden?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s lawyers, and once they have received this, you should be able to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.

I am due to exchange contracts on my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Droylsden solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

A friend suggested that if I am buying in Droylsden I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is sometimes quoted for as part of the standard Droylsden conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Droylsden around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Droylsden Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Droylsden Education with maps and statistics, Local Amenities and other useful information about Droylsden.

I am purchasing a new build house in Droylsden with a loan from Platform Home Loans Ltd. The builders refused to move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my solicitor about the extras as it would impact my loan with the lender. Is this normal?.

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.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Droylsden is where the house is located. Can you offer any advice?

Flying freeholds in Droylsden are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Droylsden you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Droylsden 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’m about to sell my garden apartment in Droylsden. Conveyancing is yet to be initiated, but I have just had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

The sensible thing to do is pay the service charge as normal because all ground rent and service payments 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 management companies will not acknowledge the buyer unless 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 acquired a 1st floor flat in Droylsden, conveyancing having been completed 7 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Droylsden with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2106

With only 80 years left to run we estimate the price of your lease extension to range between £7,600 and £8,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.