I am only a couple days away from an exchange on a property in Worsley and my mum and dad have transferred the ten percent deposit to my lawyer. I am now told that as the deposit has not come from me my conveyancer needs to make a notification to my mortgage company. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

Your property lawyer is duty bound to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

I decided to have a survey carried out on a property in Worsley ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks will refuse to grant a mortgage on a flying freehold home.

It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Worsley. Conveyancing may be slightly more expensive based on your lender's requirements.

What does commercial conveyancing in Worsley cover?

Worsley conveyancing for business premises incorporates a wide array of advice, given by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

As co-executor for the will of my grandfather I am selling a property in Monmouth but live in Worsley. My conveyancer (approximately 260 miles awayneeds me to sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Worsley who can attest and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Worsley based

Are there common deficiencies that you see in leases for Worsley properties?

There is nothing unique about leasehold conveyancing in Worsley. Most leases are unique and drafting errors can result in certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

A provision for the recovery of money spent for the benefit of another party. Insurance obligations

You may have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, The Mortgage Works, and Britannia all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to withdraw.

Worsley Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying

Where a Worsley lease has no more than eighty years it will affect the value of the apartment. It is worth checking with your lender that they are willing to to proceed given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you would be be obliged to have owned the residence for two years before you are legally able to carry out a lease extension. Does the lease have onerous restrictions? The majority of Worsley leasehold apartments will be liable to pay a service bill for the upkeep of the building set by the freeholder. Where you buy the flat you will have to pay this charge, normally quarterly during the year. This could be anything from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a rentcharge to be met yearly, ordinarily this is not a significant figure, say about £50-£100 but you should to check as occasionally it can be prohibitively expensive.