It has come to my attention via my broker that my Bardsley property lawyer is not on the lender Solicitor panel. What can I do to be certain that this is indeed the case?
You need to contact your Bardsley lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may be able to suggest a Bardsley conveyancing firm that is on the conveyancing panel for your lender.
I am intent on selling our property in Bardsley and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Bardsley. We have lived in Bardsley for three years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am buying a new build flat in Bardsley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bardsley
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Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Bardsley I like with amenity areas and station nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Bardsley for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the shortness of the lease may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
My husband and I are 14 days into a leasehold purchase having been referred to solicitors by the estate agent to handle our conveyancing in Bardsley. We are not happy. Could you you assist me in finding new conveyancers?
A solicitor would need to be very poor to suggest replacing them. Has the mortgage offer been sent? If so you will need to make them aware of the new solicitor and ensure the loan are re-issued. Your new conveyancer should be on the mortgage company panel to avoid supplemental charges and delays. That should be your starting point. The find a solicitor tool should assist you in finding a bank approved solicitor for your home move in Bardsley
How much should conveyancing in Bardsley cost?
Almost all Bardsley conveyancing firms will charge a set fee. In the event that extra work becomes necessary during the transaction your solicitor is obliged advise you in writing of such extra fees for any work immediately it becomes obvious. Some work on a no completion no cost principle, others will levy an bill for a proportion of the agreed costs, according to the point at which the matter falls through.
We would recommend that you seek two or three conveyancers to provide you an estimate.