IfI were to buy a straightforward homein Gatley for cash and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Gatley?

Any savings you would make would be isolated to the costs for searches. A conveyancer still be obliged to do everything else - money laundering, correspond with the sellers conveyancing practitioner, SDLT return, register the ownership etc. You might save a bit for them not needing to register a charge but it won't be significant.

We are purchasing a flat and require a conveyancing solicitor in Gatley who is on the Santander approved panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Gatley.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Gatley?

Two types of professional can carry out conveyancing in Gatley namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that you need to complete the sale or acquisition of property. Both are obliged to conduct Gatley conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly administered and that the requisite procedures will be correctly attended to.

A friend advised me that in purchasing a property in Gatley there may be a number of restrictions prohibiting external changes to the property. Is this right?

There are anumerous of properties in Gatley which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Gatley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We previously chose conveyancing lawyers located in Gatley on the Nottingham solicitor approved list. They are now charging me a separate charge for the legal aspects of the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?

Provided it is contained in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. This fee is not dictated by Nottingham but by your Gatley solicitor. Numerous firms on the Nottingham panel will charge an ‘acting for lender’ fee but many practices include it on their overall fee.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Gatley is where the house is located. Can you shed any light on this issue?

Flying freeholds in Gatley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gatley you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gatley may decide 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 residence.

I only have 72 years unexpired on my flat in Gatley. I am keen to get lease extension but my freeholder is can not be found. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to locate the lessor. For most situations an enquiry agent may be useful to conduct investigations and prepare an expert document which can be used as proof that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Gatley.

I invested in buying a split level flat in Gatley, conveyancing having been completed in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Gatley with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2092

With 67 years left to run we estimate the price of your lease extension to be between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.