The solicitor who helped my last purchase has sent a quote for £1350 for no sale no fee conveyancing in Rochdale. I am selling a Victorian detached home for £200,000. Are these estimated fees excessive? Is it above the norm for conveyancing in Rochdale?
The estimate does seem a tad steep. If you shop around you might get the conveyancing a bit cheaper by say £100 plus VAT. That being said, you couldcome to rue opting for an an unknown conveyancer. Remember to enquire the solicitor can represent your lender. Do use our search tool to choose a Rochdale conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Rochdale.
Various web forums that I have visited warn that are a common reason for delay in Rochdale conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Rochdale.
How does conveyancing in Rochdale differ for new build properties?
Most buyers of new build premises in Rochdale contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Rochdale usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Rochdale or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Rochdale is the location of the property. Is there any guidance you can give?
Flying freeholds in Rochdale are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rochdale you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rochdale may determine 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 property.
How easy is it to change solicitor as I need to instruct a firm on the Godiva Mortgages Ltd conveyancing list. I instructed a local conveyancing solicitor in Rochdale round the corner but he is not approved by Godiva Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Rochdale on the Godiva Mortgages Ltd panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Rochdale. In making use of the find a conveyancing solicitor tool on this page, you can compare charges for conveyancing solicitors in Rochdale and throughout England and Wales.
Frank (my husband) and I may need to sub-let our Rochdale basement flat for a while due to taking a sabbatical. We instructed a Rochdale conveyancing practice in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
Some leases for properties in Rochdale do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests 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 permission.
I bought a leasehold flat in Rochdale, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Rochdale with a long lease are worth £191,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2076
With only 54 years left to run we estimate the price of your lease extension to be between £32,300 and £37,400 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.