I am in the throes of switching my existing standard home loan to a Buy to Let Alliance & Leicester mortgage. I was told by my mortgage that I need a lawyer for this. I had a chat my past Reddish conveyancing firm who acted on my behalf when I initially bought the house. The pricing estimate sent of £575 plus disbursements has surprised me as its a refinance than a sale or purchase.
The estimate fees appear a bit high. If you are willing to spend time scrutinising quotes you may be able to reduce the fees marginally by say a hundred pounds. That being said, if you were happy with the legal work the firm provided you mightcome to regret choosing an a cheaper solicitor. Remember to be sure that the solicitor can also act for Alliance & Leicester . You can employ our search tool to find a Reddish conveyancing firm on the Alliance & Leicester approved list of lawyers, which can often include conveyancing solicitors in Reddish.
I am intent on selling our house in Reddish and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Reddish lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a web based conveyancing firm rather than a conveyancing solicitor in Reddish. Having lived in Reddish for six years we know that this is a non issue. Should we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must 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 health insurance to cover that same illness)
Just had an offer accepted on a new build apartment in Reddish. Conveyancing is necessary evil 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 conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Reddish
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Please supply a car parking plan. 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.
Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in Reddish I like with a park and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Reddish in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
Taking into account that I am about to spend hundreds of thousands of pounds on a house in Reddish I would like to talk to a solicitor about myhouse move ahead of giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be doing your conveyancing in Reddish.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Reddish should be the amount on the final invoice that you are charged.
I work for a long established estate agency in Reddish where we have experienced a few leasehold sales derailed due to leases having less than 80 years remaining. I have received inconsistent advice from local Reddish conveyancing solicitors. Please can you confirm whether the vendor of a flat can initiate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Reddish Conveyancing for Leasehold Flats - Sample of Queries before buying
Best to be warned if a new roof is being installed or some other significant cost is due shortly to be shared amongst the tenants and will dramatically increase the the maintenance costs or require a specific payment. If a Reddish lease has fewer than 80 years it will have adverse implications on the marketability of the property. It is worth checking with your lender that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of what this would cost. For most Reddishlease extensions you will be be obliged to have owned the premises for 24 months before you are legally able to exercise a lease extension.