We had appointed solicitors based in Chorlton on the TSB solicitor panel. They are now charging me a supplemental charge for dealing with the TSB mortgage. Is this an additional conveyancing fee specified by TSB?

As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The charge is not set by TSB but by your Chorlton lawyer. Numerous firms on the TSB panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.

The mortgage over my property is with Aldermore for my property in Chorlton. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

Your original mortgage agreement with Aldermore will provide that you need their approval before letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel firm.

I have finally had an offer on a flat in Chorlton agreed to, the owners do however have a dependent purchase. The vendors have offered on somewhere, however it’s not yet agreed to, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Chorlton. What do I do now? When should I get the mortgage application with Kent Reliance started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Chorlton conveyancing search charges, etc). First, you should ensure that your property lawyer is on the Kent Reliance conveyancing panel. As to the subsequent phase this very much depends on the specifics of your case, attraction to this property and on the state of the market. In a hot market some home buyers would apply for the mortgage with Kent Reliance and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with searches.

I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Chorlton? or I am told that there is historic law that means some homeowners living in a parish church boundary may be liable to pay for maintenance towards the chancel in proximity to the church. Is this relevant for conveyancing in Chorlton?

Unless a previous purchase of the house took place post 12 October 2013 you may expect lawyers handling conveyancing in Chorlton to continue to recommend a chancel search and or chancel repair liability policy.

four months have gone by since my purchase conveyancing in Chorlton completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build flat in Chorlton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Chorlton

Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I would like to sublet my leasehold flat in Chorlton. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Some leases for properties in Chorlton do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Chorlton Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

For most Chorlton leaseholds the cost for major works tend not to be wrapped into the service charges, although some managing agents in Chorlton obliged leasehold owners to contribute towards a sinking fund and this is used to offset against larger works. How long is the Lease? You should be aware if it is fewer than 80 years it will have adverse implications on the value of the flat. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will almost definitely need a lease extension at some point and you need to have some idea of how much this would cost. Remember, in most cases you will be be obliged to have been the owner of the premises for a couple of years in order to be entitled to extend the lease.