My stepmother pointed out to me me that in buying a property in Baguley there could be various restrictions prohibiting external changes to a property. Is this right?

We are aware of a number of properties in Baguley which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Baguley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Are all Baguley Conveyancing Quality Solicitors on the conveyancing panel?

Some major banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I recently had an offer agreed on a house in Baguley. My mortgage broker suggested a . I paid an upfront payment of £175. Soon after, the called me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My wife and I are close to exchanging contracts on the sale of our property in Baguley and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Baguley lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed an online conveyancing outfit rather than a conveyancing solicitor in Baguley. We have lived in Baguley for 4 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification need.

It sounds as though you may have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

About to purchase a new build apartment in Baguley. 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 legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Baguley

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants.

I own a leasehold house in Baguley. Conveyancing and mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Baguley who acted for me is not around. Any advice?

First contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Baguley conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a 1 bedroom flat in Baguley, conveyancing was carried out 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Baguley with a long lease are worth £165,000. The ground rent is £45 yearly. The lease terminates on 21st October 50

With just 50 years left to run we estimate the price of your lease extension to be between £36,100 and £41,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

My husband and I are FTB’s just having agreed a price on a property in Baguley, and need to get solicitors appointed. We have made use of the various comparison tools and the results are from all over the the UK. Is it advisable to have a Baguley local to the prospective house? We are content to do everything electronically, but I guess at some stage we may be required to attend the 's office to sign documents?

The does not need to be in Baguley, but choosing local means that you have the option to visit their offices if needed, for instance, if a signature is needed urgently. Also, a Baguley solicitor have established relationships with local agents and (if the vendor has chosen a local ) with them, which should help smooth the process.