I require conveyancing for a flat in a fairly new development (five years old) in Bardsley. Almost all the properties have already been occupied. Is it really necessary to order local searches as part of conveyancing in Bardsley?

A big part of the Bardsley conveyancing process is the conveyancing searches. There are hundreds search providers delivering Bardsley conveyancing searches, as well straight from the local authority. These are known collectively as personal search providers due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.

four months have elapsed since my purchase conveyancing in Bardsley concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Bardsley differ for newly converted properties?

Most buyers of new build residence in Bardsley come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Bardsley typically purchase the site, 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 property lawyers 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 used to new build conveyancing in Bardsley or who has acted in the same development.

Completion is due on the sale of our £250,000 garden flat in Bardsley next Friday. The freeholder has quoted £372 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Bardsley?

Bardsley conveyancing on leasehold maisonettes nine out of ten times necessitates fees being invoiced by freeholders :

Completing pre-exchange questions Where consent is required before sale in Bardsley Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Bardsley leasehold property is £350. For Bardsley 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 answers.

I bought a split level flat in Bardsley, conveyancing was carried out in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Bardsley with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2084

With only 58 years left to run we estimate the premium for your lease extension to be between £23,800 and £27,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

What can I do to discover who owns a house in Bardsley?

Assuming that the property is recorded at the Land Registry, and you have requisite information of the address of the property, you should be able to obtain results from the HM Land Registry of the recorded proprietor for a for less than a fiver.