I plan on buying a ground floor flat in Rochdale. My Conveyancer is not on the lender solicitor list. Am I still permitted to appoint my Rochdale conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
Your options include
- Proceed with your preferred Rochdale property lawyer but your bank will undoubtedly retain a property lawyer on their approved panel. The net result is additional charges and likely delay.
- Appoint a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Convince your conveyancer to do everything within their powers to get listed on the mortgage company conveyancing panel
Can I use your services to find a Conveyancing solicitor in Rochdale even if I’m not buying or disposing of a house, for example where I want to acquire a shop in Rochdale with a loan from The Royal Bank of Scotland?
Our search tool is predominantly used to find domestic conveyancing solicitors in Rochdale but we have listed at the bottom of this page a few Rochdale commercial conveyancing firms. You will need to enquire with the company directly to see if they can also act for The Royal Bank of Scotland
What will a local search tell me regarding the property we're buying in Rochdale?
Rochdale conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Rochdale conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I am purchasing a new build house in Rochdale benefiting from help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not disclose to my solicitor about this deal as it may impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a property in Rochdale before retaining conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies tend not issue a mortgage on such a premises.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rochdale. Conveyancing may be slightly more expensive based on your lender's requirements.
Estate agents have just been given the go-ahead to market my 2 bed apartment in Rochdale. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge demand – should I leave it to the buyer to sort out?
It best that you clear the maintenance contribution as normal given that all rents and maintenance charges should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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.
I invested in buying a garden flat in Rochdale, conveyancing was carried out March 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Rochdale with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2101
With 76 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.