I decided to go with a Blackley based lawyer for my conveyancing in Blackley yesterday. Reviewing the fine print I notewe are responsible for charges even if the movedoes not happen. Should I go with them or instruct an internet firm offering no-sale-no-fee conveyancing in Blackley?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the fee levels will generally be higher to counteract the cases that fail to complete. You should be mindful that such offerings tend not to cover expenditure such as Blackley conveyancing search charges.

I am buying a semi-detached house in Blackley. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Blackley you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Blackley.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Blackley is the location of the property. Can you offer any guidance?

Flying freeholds in Blackley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blackley you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackley may determine 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 premises.

My wife and I purchased a leasehold house in Blackley. Conveyancing and mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Blackley who previously acted has long since retired. What should I do?

First make enquiries of HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to instruct a Blackley conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a garden flat in Blackley, conveyancing formalities finalised in 1995. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Blackley with a long lease are worth £165,000. The ground rent is £45 yearly. The lease ceases on 21st October 50

You have 50 years remaining on your lease we estimate the premium for your lease extension to span between £36,100 and £41,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.