Am I correct in assuming that the fact that my solicitor in Audenshaw is not identified on my bank's conveyancing panel that there is a problem with the standard of her work?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Audenshaw conveyancing practice and enquire why they are no longer on the approved list for your bank.
I have been told that property searches are the number one cause of obstruction in Audenshaw conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Audenshaw.
Due to the advice of my in-laws I had a survey completed on a house in Audenshaw ahead of retaining lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies will not grant a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Audenshaw. Conveyancing may be slightly more expensive based on your lender's requirements.
Taking into account that I am about to spend £400,000 on 3 bedroom house in Audenshaw I wish to talk to a lawyer concerning thetransaction prior to giving the go ahead to the firm. Can this be arranged?
We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor due to be carrying out your conveyancing in Audenshaw.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Audenshaw should be the amount on the final invoice that you are charged.
In my capacity as executor for the will of my grandfather I am disposing of a house in Newport but live in Audenshaw. My lawyer (based 300 kilometers from meneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Audenshaw to witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Audenshaw based
Can you provide any top tips for leasehold conveyancing in Audenshaw from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Audenshaw can be avoided if you appoint lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the buyers’ conveyancers. Many landlords or Management Companies in Audenshaw charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Audenshaw. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be nervous about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to present the dispute as historic rather than unresolved. Some Audenshaw leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.
I invested in buying a 2 bed flat in Audenshaw, conveyancing having been completed in 2012. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Audenshaw with a long lease are worth £207,000. The ground rent is £60 invoiced annually. The lease ceases on 21st October 2081
With only 57 years left to run the likely cost is going to range between £28,500 and £33,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do 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 you obviously 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.