Our Rochdale lawyer has discovered an inconsistency between the information in the valuation report and what is revealed within the title deeds. My lawyer has advised that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My aunt pointed out to me me that in purchasing a property in Rochdale there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Rochdale which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Rochdale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in Rochdale. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I have instructed a Rochdale solicitor having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Rochdale postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Rochdale.
I need some fast conveyancing in Rochdale as I am faced with an ultimatum to exchange contracts inside one month. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are not taking a mortgage you have the choice not to have searches carried out although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Rochdale the following are instances of issues that can appear and therefore affect the marketability of the property: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
How does conveyancing in Rochdale differ for new build properties?
Most buyers of new build premises in Rochdale come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Rochdale tend to buy the site, 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 conveyancing solicitors 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 used to new build conveyancing in Rochdale or who has acted in the same development.
What tools are available to identify a Rochdale law firm on the TSB conveyancing panel? I have wheels and am happy to travel upto 10miles to meet the lawyer.
Feel free to make use of the facility on this website. Please pick a lender and your location and you will see a number of Rochdale conveyancing lawyers located nearest you. We have detailed some Rochdale conveyancing firms towards the end of this page and you can ring them to verify whether they are on the TSB member panel
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Rochdale. Conveyancing solicitors have not yet been appointed. Will they explain the issues?
Most houses in Rochdale are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Rochdale in which case you should be looking for a Rochdale conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the house is located on an estate. Your solicitor should report to you on the legal implications.
I acquired a 1st floor flat in Rochdale, conveyancing having been completed February 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Rochdale with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2073
With just 50 years remaining on your lease we estimate the price of your lease extension to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.