My bank has recommended a law firm on their panel based in Bardsley but I would rather choose a conveyancing lawyer in Bardsley or nearer to where I live. Can you help?
Far from all Bardsley conveyancing solicitors are listed all lender’s conveyancing panel. Please make the most of the above find an approved solicitor tool to find a Bardsley conveyancing solicitor on the on the lender panel.
I have todaybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Bardsley for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bardsley conveyancing specialists.
Due to the guidance of my in-laws I had a survey completed on a house in Bardsley ahead of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some banks will refuse to grant a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bardsley. Conveyancing will be smoother if you use a solicitor in Bardsley especially if they regularly deal with such properties in Bardsley.
I am downsizing from my property. My past conveyancers closed down. It would be helpful to have a recommendation of a conveyancing firm. Im based in Bardsley if that makes a difference.
Do use our search tool to help you find a solicitor for your conveyancing in Bardsley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
Is it best to choose a Bardsley conveyancing solicitor in close proximity to the house I am hoping to buy? We have a good friend who can conduct the legal work however his firm is located approximately 350miles drive away.
The benefit of a local Bardsley conveyancing practice is that you can pop in to sign paperwork, present your identification documents and apply pressure on them if necessary. Having local Bardsley know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were impressed that must outweigh using an unfamiliar Bardsley conveyancing lawyer just because they are Bardsley based.
I've recently bought a leasehold flat in Bardsley. Am I liable to pay service charges for periods before 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. A critical element 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).
I bought a studio flat in Bardsley, conveyancing was carried out 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Bardsley with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease terminates on 21st October 2080
With only 55 years unexpired we estimate the premium for your lease extension 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 are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.