Find a Lender-Approved Local Conveyancer in Ashton under Lyne

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Follow your intuition—you will have a better move where you instruct a high street solicitor in Ashton under Lyne

Reasons to use our Ashton under Lyne conveyancing solicitors

  • 1 Ashton under Lyne property lawyers will be familiar with the local Land Registry Office, Local Authority and selling agents
  • 2 Low cost packages from online conveyancers might be tempting. However, these organisations are often based many miles away with limited understanding of the factors that impact property transactions in Ashton under Lyne
  • 3 Solicitor conveyancing solicitors have very good personal links with Ashton under Lyne estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 Ashton under Lyne lawyers have a significant edge when it comes to Ashton under Lyne conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other matters that will impact your conveyancing
  • 5 Ashton under Lyne solicitors work in partnership with Ashton under Lyne estate agents, property finders, surveyors, mortgage companies and other professionals to make sure that a quality service is offered to clients every step of the way, never losing sight of the time-critical nature behind your conveyancing transaction

Examples of recent conveyancing in Ashton under Lyne since November 2020*

Recently asked questions about conveyancing in Ashton under Lyne

We're in Ashton under Lyne, FTBs buying with a mortgage (lender is HSBC , and our lawyer is on the HSBC conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I purchased a semi-detached Victorian property in Ashton under Lyne. Conveyancing solicitor acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Nationwide Building Society to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ashton under Lyne and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the work.

How does conveyancing in Ashton under Lyne differ for newly converted properties?

Most buyers of new build or newly converted property in Ashton under Lyne contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Ashton under Lyne typically buy 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 conveyancers 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 Ashton under Lyne or who has acted in the same development.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Ashton under Lyne I like with open areas and station in the vicinity, however it only has 52 years on the lease. There is not much else in Ashton under Lyne for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a home loan the remaining unexpired lease term will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

As co-executor for the will of my grandfather I am selling a residence in Monmouth but reside in Ashton under Lyne. My lawyer (approximately 235 kilometers from meneeds me to sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Ashton under Lyne who can attest and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Ashton under Lyne

Last October I purchased a leasehold house in Ashton under Lyne. Do I have any liability for service charges relating to a period prior to my ownership?

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. Strange as it may seem, 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).

Leasehold Conveyancing in Ashton under Lyne - Examples of Questions you should consider Prior to Purchasing

    How much is the ground rent and service charge? Can you inform me if there are any major works on the horizon that will increase the maintenance costs? Plenty Ashton under Lyne leasehold apartments will incur a service bill for maintenance of the block set on behalf of the landlord. If you acquire the flat you will have to meet this charge, usually periodically accross the year. This may differ from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge for you to pay yearly, this is usually not a exorbitant sum, say about £50-£100 but you need to enquire as occasionally it can be many hundreds of pounds.

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Sample of conveyancing solicitors in Ashton under Lyne regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Ashton under Lyne but also conveyancing throughout England and Wales.

  • Smith & Tetley, 23-25 Booth Street, Ashton-under-Lyne, Lancashire, OL6 7LF
  • Dwyers Solicitors, 176 Stamford Street Central, Ashton-under-Lyne, Lancashire, OL6 7LR
  • Rupert Wood & Son, 60-66 Wellington Road, Ashton-under-Lyne, Lancashire, OL6 6DE
  • R G Legal (ashton Under Lyne) Ltd, 159, Stamford Street Central, Ashton-under-Lyne, Lancashire, OL6 6XW
  • Bromleys Solicitors Llp, 50 Wellington Road, Ashton-under-Lyne, Lancashire, OL6 6XL

Domestic Licensed Conveyancers in Ashton under Lyne regulated by the CLC

Please be aware that the listed conveyancers do not limit their work for conveyancing in Ashton under Lyne but also conveyancing across England and Wales.
  • Rose & Co Property Lawyers, 14 Warrington Street, OL6 6AS
  • Peter Robinson & Co, 27 Queen Street, OL1 1RD
  • Countrywide Property Lawyers Limited, 2nd Floor, Churchgate House, M1 6EU
  • Countrywide Property Lawyers Limited, 3rd Floor Lee House, M1 5RR
  • Kirkham Conveyancing Services Limited, 74 Rochdale Road, OL2 6QJ

Planning law solicitors in Ashton under Lyne regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Ashton under Lyne with expertise in planning law. The solicitors can give expert legal advice on all aspects of planning, including development on contaminated land
  • Brindle & Yam Solicitors, First Floor, 50 Faulkner Street, Manchester, Lancashire, M1 4FH
  • Chung & Co, 58-60 George Street, Manchester, Lancashire, M1 4HF
  • Gunnercooke Llp, 53 King Street, Manchester, Greater Manchester, M2 4LQ
  • Jrb Law Limited, 42 Ricroft Road, Compstall, Stockport, Cheshire, SK6 5JR
  • Berg, 35 Peter Street, Manchester, Lancashire, M2 5BG

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.