When can the exchange of contracts take place for residential conveyancing in Glossop and am I required to be at the lawyers office?

If you are round the corner to one of the conveyancing solicitors in Glossop you are welcome to come in to sign documents. That being said, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you by post or email. The signing of the purchase agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Glossop)to be in the office available at the end of the phone to exchange contracts.

I am the sole beneficiary of my late mum's estate with all property in now in my sole name, including the house in Glossop. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my property ownership could be treated the same way as though I had purchased the property in August. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation is primarily there to capture the purchase and immediately sell or the flipping of property.

We have agreed to purchase a house in Glossop. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?

As your lender is Nationwide your lawyer must check the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and lawyers are required to report to Nationwide where a lease does not meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Glossop.

I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being pedantic. The Glossop solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My colleague recommended that where I am purchasing in Glossop I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally included in the estimate for your Glossop conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Glossop around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Glossop Education with maps and statistics, Local Amenities and other useful data concerning Glossop.

How can the Landlord & Tenant Act 1954 impact my commercial premises in Glossop and how can you help?

The 1954 Act affords security of tenure to commercial lessees, granting the right to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Glossop is one of our numerous locations in which the firms we work with are located

If all goes to plan we aim to complete the sale of our £225,000 maisonette in Glossop next Thursday. The landlords agents has quoted £372 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Glossop?

For most leasehold sales in Glossop conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-exchange questions Where consent is required before sale in Glossop Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Glossop leasehold premises is £350. For Glossop conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

I bought a 1st floor flat in Glossop, conveyancing was carried out in 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Glossop with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2076

You have 51 years unexpired we estimate the price of your lease extension to span between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.