My partner and I swapping mortgage lender for our flat in Pendlebury with . We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of concerns (1) Is this document specific to the conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

First, rest assured that your conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to . This is solely used to protect if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I am planning on selling our home in Pendlebury and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Pendlebury lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Pendlebury. We have lived in Pendlebury for many years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I used Stirling Law several years ago for my conveyancing in Pendlebury. Now, I need my documents however the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pendlebury of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

In sourcing the internet for the words conveyancing in Pendlebury it reveals many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?

The best way of choosing the right conveyancer is through a trusted testimonial, so seek the guidance of friends and family who have purchased a property in Pendlebury or the local estate agent or mortgage broker. Charges for conveyancing in Pendlebury differ, so it's a good idea to secure at least three costs illustrations from varying types of property lawyers. Dont forget to clarify what costs in the quote includes.

Estate agents have just been given the go-ahead to market my 2 bed apartment in Pendlebury. Conveyancing solicitors are to be appointed soon, however I have just received a quarterly maintenance charge invoice – what should I do?

It best that you discharge the maintenance contribution as normal as all ground rent and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Pendlebury Leasehold Conveyancing - Sample of Queries Prior to Purchasing

What is the length of the lease? Please note if it is no more than 80 years it will impact the marketability of the property. Check with your bank that they are willing to lend given the lease term. A short lease means that you will most likely require a lease extension at some point and it is worth discovering how much this would cost. For most Pendleburylease extensions you would be be obliged to have been the owner of the premises for 24 months in order to be eligible to exercise a lease extension. On the whole the cost for major works tend not to be wrapped into the maintenance charges, albeit that some managing agents in Pendlebury obliged leaseholders to pay into a reserve fund created for the specific purpose of establishing a fund for larger repairs or maintenance.