I selected a local solicitor for my conveyancing in Shard End recently. Going through the terms of engagement it is apparent thatwe are responsible for charges even if our purchase doesn't happen. Would I be best advised to use a web based conveyancing brokerage who offer no-sale-no-fee conveyancing in Shard End?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will generally be more expensive to counteract those conveyances that do not go ahead. Also remember that such deals rarely protect you from outlay for instance Shard End conveyancing search costs.

My wife and I are intent on selling our property in Shard End and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Shard End conveyancer would know this is not the case. It does beg the question why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Shard End. We have lived in Shard End for many years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with 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 life insurance to cover that same sickness)

How does conveyancing in Shard End differ for newly converted properties?

Most buyers of new build property in Shard End approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Shard End usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shard End or who has acted in the same development.

Am I best advised to choose a Shard End conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can conduct the conveyancing but his firm is located 300miles drive away.

The benefit of a high street Shard End conveyancing firm is that you can drop in to execute documents, deliver your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and the majority were content that should trump using an unknown Shard End conveyancing lawyer just because they are round the corner.

I am intending to let out my leasehold apartment in Shard End. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Some leases for properties in Shard End 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 dictates 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.

Shard End Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

Its a good idea to find out as much as you can regarding the managing agents as they can either make your life much easier or problematic. As the owner of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to practical matters like the upkeep of the common parts. Don't be afraid to ask other tenants if they are happy with them. On a final note, investigate as to the dates that the maintenance charges are due to the relevant party and precisely how they are spending that money. Best to be warned whether changing the roof or some other major work is anticipated to be shared by the tenants and will materially impact the level of the service costs or result in a one time invoice. Please note that where the lease has fewer than eighty years it will impact the value of the apartment. Check with your mortgage company that they are content with residual term of the lease. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. For most Shard Endlease extensions you will need to own the residence for a couple of years in order to be legally able to exercise a lease extension.