My brother and I have recently bought a property in Atherton. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted for conveyancing in Atherton?
The query is vague as what problems have arisen and if they are specific to conveyancing in Atherton. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the process, a seller fills in a form referred to as a Seller’s Property Information Form. If the information provided is incorrect, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Atherton.
We note that you have a search directory identifying solicitors on the Barclays conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Atherton?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Atherton.
This question may be naive but I am wet behind the ears as FTB of a garden flat in Atherton. Do I receive the keys to the premises on the completion date from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Atherton?
On the day of completion you will not be required to go to the conveyancers office in Atherton. Your solicitors will transfer the purchase money to the seller's lawyers, and once they have received this, you should be invited to receive the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
Can I be sure that the Atherton conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Atherton getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.
I am selling my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being problematic. The Atherton solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
How does conveyancing in Atherton differ for newly converted properties?
Most buyers of new build residence in Atherton come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in Atherton 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 Atherton or who has acted in the same development.
I am looking to sell my property. My past conveyancers has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Atherton if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Atherton. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I am employed by a busy estate agent office in Atherton where we have experienced a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received contradictory information from local Atherton conveyancing solicitors. Can you clarify whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a 1 bedroom flat in Atherton, conveyancing formalities finalised in 2002. Can you work out an approximate cost of a lease extension? Similar flats in Atherton with an extended lease are worth £197,000. The ground rent is £55 per annum. The lease expires on 21st October 2079
You have 55 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.