Last September we completed a house move in Irlam and Cadishead. We have since encountered a number of problems with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been ordered for conveyancing in Irlam and Cadishead?

The question is not clear as to the nature of the problems and if they are relate to conveyancing in Irlam and Cadishead. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the process, the vendor completes a form known as a Seller’s Property Information Form. If the information is misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Irlam and Cadishead.

Is there a search tool that I can use to find out if the solicitor carrying out my conveyancing in Irlam and Cadishead is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus paying £175.00 in additional legal fees.

Feel free to make the most of the find a lender approved solicitor tool on this page. Please choose the lender and type ‘Irlam and Cadishead’ or your location and you will be presented with numerous conveyancers offices in Irlam and Cadishead or by proximity to you.

I am buying a new build apartment in Irlam and Cadishead. Conveyancing is necessary evil 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 conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Irlam and Cadishead

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am looking for a leasehold apartment up to £245,000 and identified one close by in Irlam and Cadishead I like with a park and station nearby, the downside is that it's only got 49 years on the lease. There is not much else in Irlam and Cadishead for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a home loan the shortness of the lease will be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

Two months into a sale of a flat in Irlam and Cadishead. Conveyancing solicitors are doing their job but we have been asked to pay a fortune from the landlord. To date we have forked out £275 for a leasehold management information and then a further £118 for supplemental questions raised by the purchaser's conveyancing practitioner.

Neither you or your conveyancing practitioner will have any impact over the extent of the bill for this information but the average costs for the information for Irlam and Cadishead leasehold premises is £355. When it comes to Irlam and Cadishead conveyancing deals it is conventional for the seller to pay for these costs. The landlord or their agents are under no legal obligation to address these questions most will be willing to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no statute that mandates capped fees for administrative tasks. There is no prescriptive time frame by which they are duty bound to issue answers.