My god-son is buying a new build apartment in Ardwick with a home loan from Skipton. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

There is lots of information on this site regarding conveyancing in Ardwick but can you isolate your top tip for selecting the right conveyancer in Ardwick

Do not opt for the lowest Ardwick conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I am due to move property in March. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in Ardwick. Conveyancing lawyer was chosen before I stumbled across your website.

On the day of completion you can collect the keys from your estate agent however this can only take place when the vendors lawyers advise the agent that the monies to complete are in and the keys can be passed over. Subsequently you will need to advise the removal men that you are ready to move in. We do not suggest a specific removal organisation but can help you locate a conveyancing in Ardwick or a legal practice that specialises in conveyancing in Ardwick.

We were going to get a DIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Ardwick solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Ardwick solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

How does conveyancing in Ardwick differ for new build properties?

Most buyers of new build property in Ardwick come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Ardwick typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ardwick or who has acted in the same development.

I wish to rent out my leasehold flat in Ardwick. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease governs the relationship between the landlord and you the flat owner; specifically, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Ardwick do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

Ardwick Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

Its a good idea to discover as much as you can concerning the managing agents as they can either make your living at the property much easier or much more difficult. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to daily issues like the cleanliness of the communal areas. Ask other people what they think of their service. On a final note, be sure you understand the dates that you are obliged pay the maintenance charge to the appropriate party and specifically how they are spending the funds. How much is the ground rent and service charge? Most Ardwick leasehold apartments will incur a service bill for the upkeep of the block invoiced on behalf of the freeholder. Should you purchase the property you will have to pay this contribution, usually periodically accross the year. This could vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a ground rent to be met annual, ordinarily this is not a significant amount, say approximately £50-£100 but you need to check as sometimes it could be many hundreds of pounds.

My wife and I are in the market for an affordable conveyancing lawyer in Ardwick to help me sell my place. I am aware of the dangers of getting ripped off and there are plenty Ardwick conveyancing firms to pick from...how do I know which one is best to select?

To get quotes for your move via conveyancing firms that offers services in Ardwick please use our quote tool.