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Reasons to use our Ashton In Makerfield conveyancing solicitors

  • 1 The hallmark of our conveyancing solicitors in Ashton In Makerfield is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the high standards of professionalism you will expect.
  • 2 Ashton In Makerfield conveyancers work in partnership with Ashton In Makerfield estate agents, developers, surveyors, lenders and other professionals to ensure that a quality service is offered to clients every step of the way, offering all the legal expertise and support you need
  • 3 The accumulation of transactions means that Ashton In Makerfield property lawyer have developed valuable connections with Ashton In Makerfield local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all parties involved in the process of dealing with your house sale or purchase in Ashton In Makerfield.
  • 4 Property lawyer conveyancing solicitors have extremely good personal links with Ashton In Makerfield estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 You can rest easier when select the very best, most recommended conveyancing solicitors. Ashton In Makerfield has a number to choose from, but for a truly dependable and reliable service many local people have been use the endorsement of this site.

Examples of recent conveyancing in Ashton In Makerfield since October 2021*

Disposal

of flat Hornby Street WN1 2DT, at sale sum of £186,000. Leasehold conveyancing included: sending conveyancing papers to buyers representatives, dealing with appropriate requisitions and enquiries, taking formal instructions from and updating the seller client

Recently asked questions about conveyancing in Ashton In Makerfield

My fiance and I intend to remortgage our penthouse in Ashton In Makerfield with Virgin Money. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this document specific to the Virgin Money conveyancing panel as he never had to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Virgin Money. This is solely used to protect Virgin Money if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Virgin Money had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

How does conveyancing in Ashton In Makerfield differ for new build properties?

Most buyers of new build residence in Ashton In Makerfield approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Ashton In Makerfield tend to 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 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 In Makerfield or who has acted in the same development.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Ashton In Makerfield I like with amenity areas and transport links nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Ashton In Makerfield for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a home loan the shortness of the lease will be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

I'm remortgaging my current house to a BTL loan with Birmingham Midshires and intend to use the remaining equity as a deposit on a second property. The neighborhood we are interested in is Ashton In Makerfield. Will your lawyers be able to act for both sets of mortgage companies and link together the transactions?

Make use of our comparison tool on this page to check that the conveyancers are on the appropriate lender panels. Having checked that they are your solicitor will be able to simultaneously deal with the two deals but you should talk with you conveyancer and communicate your expectations and requirements.

We expect to complete the disposal of our £450,000 maisonette in Ashton In Makerfield in just under a week. The landlords agents has quoted £324 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Ashton In Makerfield?

Ashton In Makerfield conveyancing on leasehold flats usually results in administration charges levied by landlords agents :

    Answering pre-contract enquiries Where consent is required before sale in Ashton In Makerfield 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 Ashton In Makerfield leasehold premises is £350. For Ashton In Makerfield 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 the information.

Leasehold Conveyancing in Ashton In Makerfield - Examples of Questions you should ask Prior to buying

    What is the the remaining lease term? How much is the ground rent and service charge? What restrictions are there in the Ashton In Makerfield Lease?

We are in the middle of purchasing a house in Ashton In Makerfield. Conveyancing lawyer has phoned to say the property is "Leasehold". Will this likely make a difference on the salability of the house?

Ashton In Makerfield conveyancing does not usually involve leasehold houses. The main factor here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it’s unlikely to impact the value too much.

On the flip side, if it's, say, 50 years it will have a adverse effect on the value, and probably wouldn't be acceptable to the bank. The length of lease and ground rent will be specified in the lease to be supplied to your solicitor.

Last updated

Residential Landlord and Tenant Conveyancing solicitors in Ashton In Makerfield

The list below is a non-comprehensive list of solicitors in Ashton In Makerfield specialising in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on service charge disputes and the right to manage

  • Greenhalgh Kerr Solicitors Ltd, Olympic House, 8 Beecham Court, Smithy Brook Road, Wigan, Lancashire, WN3 6PR
  • Alker Ball Healds, 29-33 King Street, Wigan, Lancashire, WN1 1EG
  • St Helens Law Limited, 19-27 Shaw Street, St. Helens, Merseyside, WA10 1DF
  • Vincent & Co, 13 Bridgeman Terrace, Wigan, Lancashire, WN1 1SX
  • Tickle Hall Cross, Carlton Chambers, 25 Hardshaw Street, St. Helens, Merseyside, WA10 1RP

Commercial Conveyancing solicitors in Ashton In Makerfield regulated by the SRA

The list below is a small selection of solicitors in Ashton In Makerfield specialising in commercial conveyancing in Ashton In Makerfield. This could include advice on commercial leases including all matters relating to landlord and tenant law
  • Mills & Co, First Floor, 60/2 Gerard Street, Ashton-in-Makerfield, Wigan, Lancashire, WN4 9AF
  • Gs Law Northwest Ltd, 685 Ormskirk Road, Wigan, Lancashire, WN5 8AQ
  • Platt & Fishwick, 47 King Street, Wigan, Lancashire, WN1 1DB
  • Alker Ball Healds, 29-33 King Street, Wigan, Lancashire, WN1 1EG
  • St Helens Law Limited, 19-27 Shaw Street, St. Helens, Merseyside, WA10 1DF

Residential Licensed Conveyancers in Ashton In Makerfield regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Ashton In Makerfield but also conveyancing throughout England and Wales.
  • Bernadette Kearns Limited, 20 Upper Dicconson Street, WN1 2AD
  • Tq Property Lawyers Limited, 54 Church Street, WN7 1AZ

*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.