I have given 8 weeks notice to my current landlord and have to be out of my let out flat in Greater Manchester by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in 4 weeks as don't want to have to find short term accommodation?
Generally one should not serve notice for your tenancy until you have exchanged. Assuming that you have not previously done so, contact to your lawyer and urge them to they seek the assistance the other solicitors, try to an acceptable time-line that everyone will work towards
I have been told that property searches are the main cause of delay in Greater Manchester conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Greater Manchester.
Have purchased a a semi-detached house in Greater Manchester , how long will it take for the Land Registry to register my proprietorship? My Greater Manchester conveyancing solicitor has been painfully slow, so I want to check the post completion formalities are addressed.
As far as conveyancing in Greater Manchester registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. Currently in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs once the new owner has moved in to the premises thus post completion formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
I am using a search engine for the words on line conveyancing in Greater Manchester it brings up many property lawyersin the vicinity. How do I determine which is the suitable conveyancing solicitor for my move?
The ideal way of choosing a suitable conveyancer is through a personal referral, so ask friends and relatives who have acquired a property in Greater Manchester or the respected estate agent or financial adviser. Costs for conveyancing in Greater Manchester differ, so it's sensible to obtain at least four fee calculations from varying types of law firms. Make sure that you know what costs in the quote includes.
Last December I purchased a leasehold property in Greater Manchester. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee 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. It is an essential part 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 purchased a garden flat in Greater Manchester, conveyancing was carried out in 1996. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Greater Manchester with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2093
You have 70 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
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 in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
We own a leasehold flat in Greater Manchester. Conveyancing was finished in 2010. I have been told that I should not let the lease length get too low. Is this correct?
Greater Manchester leasehold properties are for a prescribed period - normally 99 years when they commenced. However a significant appartments in Greater Manchester were constructed or converted 30 or more years ago and so such leases now have less than 80 years remaining. That may sound like plenty of time however Banks, Building Societies and other mortgage companies on the whole need leases to have at least seventy five years unexpired to adequate security. This means that when you come to sell the property you will need a lease extension if you are nearing seventy five years. To enhance the marketability of your property you should be thinking about whether to extend your lease well in advance of selling the property. Please note that there are advantages to doing so before the lease hits 80 years as when the lease falls below eighty years the amount to be paid to extend starts to get a lot more expensive.