My husband and I are buying a newly constructed apartment in Ashton under Lyne and my solicitor is telling me that she has to the bank to reveal incentives from the builder. I am under pressure to exchange contracts and my preference is not to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Having sold my house in Ashton under Lyne last January yet the purchaser is calling daily to moan that his lawyer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your house sale your solicitor should deliver the transfer deeds and all of the paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor must also evidence that the home loan has been redeemed to the buyers conveyancers. There are no post completion steps unique to conveyancing in Ashton under Lyne.
I had a mortgage agreed in principle with Co-operative. Ashton under Lyne conveyancing lawyers are selected. How long does it take for Co-operative to send the offer to the lawyer?
There is no definitive answer here. Have Co-operative done the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Planning on purchasing a house in Ashton under Lyne. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ashton under Lyne property lawyer is on the Lloyds conveyancing panel.
Our offer on a property in Ashton under Lyne has been agreed to, but there is a chain. The owners have offered on somewhere, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have chosen a nearby conveyancing solicitor in Ashton under Lyne. What do I do now? At what stage do I apply for the mortgage with Principality?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then valuation, Ashton under Lyne conveyancing search charges, etc). First, you must ensure that your conveyancer is on the Principality conveyancing panel. Concerning the subsequent phase this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. During a buoyant market some home buyers will apply for a home loan with Principality and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to proceed with searches.
I have been on the look out for a flat up to £245,000 and found one near me in Ashton under Lyne I like with amenity areas and railway links nearby, the downside is that it's only got 51 years unexpired 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 purchasing a short lease?
Should you require a home loan that many years may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
In my capacity as executor for the estate of my aunt I am disposing of a residence in Cardiff but live in Ashton under Lyne. My solicitor (who is 260 miles from mehas requested that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Ashton under Lyne who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Ashton under Lyne
My wife and I purchased a leasehold flat in Ashton under Lyne. Conveyancing and Barclays Direct mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Ashton under Lyne who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Ashton under Lyne conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I invested in buying a split level flat in Ashton under Lyne, conveyancing was carried out October 2000. How much will my lease extension cost? Corresponding properties in Ashton under Lyne with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2099
You have 78 years left to run the likely cost is going to range between £7,600 and £8,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.