I have been recommended a conveyancing solicitor in Bury. I I am struggling to find out whether they are accepted on the Britannia approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should contact your solicitor and enquire if they are on the lender panel. Alternatively you should get in touch with Britannia who may be able to help.
If you had a top tip for choosing a conveyancing solicitor in Bury what would it be?
It would be unwise to be seduced by the lowest Bury conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
What is the difference between a licensed conveyancer and conveyancing solicitor in Bury
There are many registered licenced Conveyancers in Bury and Solicitor partnerships in Bury offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I happen to be the single beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Bury. The Bury property was put into my name in April. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the property in April. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most banks would take a practical view as this obligation is chiefly there to identify subsales or the wholesaling and assigning of properties.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Bury is the location of the property. What do you suggest?
Flying freeholds in Bury are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bury you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bury may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My uncle has suggested that I use his conveyancers in Bury. Should I find my own solicitor?
No doubt the best way to find a conveyancing practitioner is to seek recommendations from friends or relatives who have previously instructed the conveyancer you're are thinking of instructing.
My husband and I may need to sub-let our Bury 1st floor flat for a while due to taking a sabbatical. We instructed a Bury conveyancing firm in 2004 but they have since shut and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?
The lease dictates the relationship between the landlord and you the leaseholder; in particular, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Bury do not prevent an absolute prevention of subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I purchased a basement flat in Bury, conveyancing having been completed 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Bury with over 90 years remaining are worth £260,000. The ground rent is £45 yearly. The lease finishes on 21st October 2097
With 74 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
Should one remove a departed person's name from the title deeds for a property in Bury?
If a Bury property is jointly owned and one of the proprietors dies, their name will not immediately be removed from the title deeds. It is not necessary to remove their name as when it comes to a disposal your lawyer would simply be asked to supply proof why the joint proprietor is not included in the conveyance, such as the probate documents.
With the aim of making the sale conveyancing smoother in the future you may apply to have the deceased name erased from the title by applying to the land registry with evidence of the death. There is no land registry fee payable.