I am assisting my step-mother sell her property in Clayton. Does the conveyancing solicitor order the EPC or it is for the seller to coordinate?

Following the abolition of Home Packs, energy performance certificates was kept a mandatory component of moving house. An energy assessment must be commissioned in advance of the property being advertised. This is not as aspect of the sale process that solicitors ordinarily organise. Where you are instructing a Clayton conveyancing practitioner they might be able to arrange energy assessments due to their relationships with long established Clayton assessors

I am currently in the process of buying my council flat in Clayton. I have a mortgage agreed 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.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being problematic. The Clayton solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Clayton?

Many commercial conveyancing solicitors in Clayton will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Clayton. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Clayton.

For each commercial conveyancing transaction in Clayton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Clayton commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Clayton.

About to purchase a new build flat in Clayton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Clayton

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.

Taking into account that I am about to spend £400,000 on a house in Clayton I would like to talk to a solicitor regarding thetransaction prior to appointing the firm. Is this something that you can arrange?

Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your conveyancing in Clayton.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Clayton should be the figure that you end up paying.

Last September I purchased a leasehold property in Clayton. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Clayton Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Many Clayton leasehold flats will incur a service charge for the upkeep of the block levied on behalf of the landlord. Should you acquire the apartment you will have to meet this liability, usually periodically accross the year. This could vary from several hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a ground rent for you to pay annual, this is usually not a exorbitant amount, say about £25-£75 but you need to enquire it because sometimes it could be many hundreds of pounds. What is the name of the managing agents? It is important to be aware if redecorating or some other major work is due shortly that will be shared amongst the leasehold owners and will dramatically increase the the service fees or necessitate a specific invoice.