I am expecting a offer of a home loan from Santander. I intend to enlist the help of a Licensed Conveyancer in Radcliffe. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Can the conveyancing lawyers listed on your site conduct conveyancing in Radcliffe by way of an attended exchange?
There are a few conveyancing specialists carrying out one day exchanges. Please e-mail us to obtain a costs illustration and details as to dates.
As someone unfamiliar with conveyancing in Radcliffe what’s the number one tip you can impart concerning the legal transfer of property in Radcliffe
You may not hear this from too many lawyers but conveyancing in Radcliffe and elsewhere in Greater Manchester is an adversarial process. In other words, when it comes to conveyancing there exists plenty of opportunity for conflict between you and other parties involved in the transaction. For instance, the seller, estate agent and sometimes a lender. Choosing a solicitor for your conveyancing in Radcliffe should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to protect your legal interests and to keep you safe.
Sometimes a potential adversary will try and persuade you that you should follow their advice. As an example, the selling agent may claim to be helping by claiming that your lawyer is slow. Or your financial adviser may tell you to do something that is contrary to your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Will our solicitor be making enquiries concerning flooding as part of the conveyancing in Radcliffe.
Flooding is a growing risk for lawyers dealing with homes in Radcliffe. Some people will buy a house in Radcliffe, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a number of checks that may be initiated by the purchaser or by their lawyers which will give them a better understanding of the risks in Radcliffe. The conventional set of property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine whether the property has historically flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser may commence a legal claim for losses stemming from an inaccurate reply. The purchaser’s solicitors may also order an environmental report. This should disclose if there is any known flood risk. If so, additional inquiries will need to be made.
The estate agent has sent us the confirmation of our purchase of a new build flat in Radcliffe. 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.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Radcliffe
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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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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.
Frank (my husband) and I may need to sub-let our Radcliffe basement flat for a while due to a career opportunity. We used a Radcliffe conveyancing firm in 2002 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?
Some leases for properties in Radcliffe do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Leasehold Conveyancing in Radcliffe - A selection of Questions you should ask Prior to buying
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The majority of Radcliffe leasehold apartments will be liable to pay a service charge for the upkeep of the building levied on behalf of the freeholder. If you acquire the property you will have to meet this contribution, usually periodically throughout the year. This may vary from several hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge to be met yearly, this is usually not a large sum, say around £25-£75 but you should to enquire as occasionally it can be many hundreds of pounds. How much is the annual maintenance fee and ground rent?