We are aiming to move house in September. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Manchester. Conveyancing lawyer was organised before I stumbled across this site.

On the afternoon of completion you can pick up the keys from the estate agent however this should only take place after the sellers solicitors inform the agent that the monies to complete are in and the keys can be released. You will need to tell the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you find a conveyancing in Manchester or a solicitor with expertise in conveyancing in Manchester.

I have paid off my mortgage with Nationwide. I assume I don't need a Manchester conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

I am currently in the process of buying my council flat in Manchester. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

What will a local search tell me regarding the house my wife and I buying in Manchester?

Manchester conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search plays an important part in most Manchester conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Manchester is where the house is located. Can you shed any light on this issue?

Flying freeholds in Manchester are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Manchester you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Manchester may ascertain 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.

In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Manchester and how can you help?

The 1954 Act affords security of tenure to business tenants, giving them the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Manchester

Due to exchange soon on a ground floor flat in Manchester. Conveyancing solicitors have said that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Manchester should include some of the following:

Do you need to have carpet in the flat or are you allowed wood flooring? Ground rent - how much and when you need to pay, and be on notice if this is subject to change What you can do if a neighbour breaches a clause of their lease? You should be informed what is to be regarded as a Nuisance as far as the lease is concerned

I invested in buying a 1st floor flat in Manchester, conveyancing was carried out in 2005. How much will my lease extension cost? Similar flats in Manchester with an extended lease are worth £201,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2089

You have 64 years left to run we estimate the premium for your lease extension to be between £14,300 and £16,400 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed 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 you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.