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Selecting the right solicitor is the most important decision when it comes to your Rochdale conveyancing

Reasons to use our Rochdale conveyancing solicitors

  • 1 Solicitors accustomed to conveyancing in Rochdale regularly deal withlocal concerns specific to Rochdale and therefore you may benefit from better guidance and faster conveyancing.
  • 2 Low cost packages from online conveyancers might seem attractive. However, these firms are often based many miles away with limited understanding of the factors that affect property transactions in Rochdale
  • 3 Rochdale solicitors will be familiar with the local Land Registry Office, Local Authority and selling agents
  • 4 The accumulation of transactions means that Rochdale conveyancer have developed very good working relationships with Rochdale local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all parties involved in the process of undertaking your home move in Rochdale.
  • 5 Rochdale property lawyers work in conjunction with Rochdale estate agents, property finders, surveyors, lenders and other professionals to ensure that a quality service is offered to buyers and sellers every step of the way, to ensure you’re kept up to date with progress throughout

Examples of recent conveyancing in Rochdale since March 2024*

Recently asked questions about conveyancing in Rochdale

My lawyer has uncovered a defect with the lease for the property we are buying in Rochdale. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that he must check that the mortgage company is willing to move forward with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

My father advised me that in purchasing a property in Rochdale there could be various restrictions limiting what one can do in terms of external alterations to the property. Is this right?

We are aware of anumerous of properties in Rochdale which have some sort of restriction or requirement of consent to 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.

My wife and I purchasing a terrace house in Rochdale. Our aim is to carry out an extension to the side at the house.Will the conveyancing process involve investigations to see if these works are permitted?

Your solicitor will review the registered title as conveyancing in Rochdale will sometimes reveal restrictions in the title documents which prohibit certain works or necessitated the permission of another owner. Many additions require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

Is it the case that all Rochdale CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved solicitors?

Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

We are downsizing from our property in Rochdale and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing practice rather than a conveyancing solicitor in Rochdale. We have lived in Rochdale for many years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation need.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of 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 sickness)

five months have elapsed since my purchase conveyancing in Rochdale concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Due to the input of my in-laws I had a survey completed on a house in Rochdale in advance of retaining conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some lenders may not issue a loan on such a home.

It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rochdale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rochdale to see if the conveyancing costs will increase in light of this.

I am a negotiator for a long established estate agent office in Rochdale where we see a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local Rochdale conveyancing solicitors. Can you clarify whether the vendor of a flat can commence the lease extension process for the buyer?

As long as the seller has owned the lease 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. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with 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.

Leasehold Conveyancing in Rochdale - Sample of Queries before buying

    Best to be warned if changing the roof or some other significant cost is due in the near future that will be shared between the leaseholders and may well materially increase the the service costs or require a one time invoice. How many of the leaseholders are in arrears for their maintenance charge payments? Most Rochdale leasehold flats will have a service charge for the upkeep of the block set on behalf of the management company. Where you purchase the flat you will have to pay this amount, normally in instalments accross the year. This can be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a rentcharge for you to pay annual, ordinarily this is not a large figure, say approximately £50-£100 but you should to check as occasionally it could be surprisingly expensive.

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Sample of conveyancing solicitors in Rochdale regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Rochdale but also conveyancing throughout England and Wales.

  • Hudson & Taylor, 19 Church Lane, Rochdale, Lancashire, OL16 1NS
  • Hartley Thomas & Wright Inc Rhodes & Co, Town Hall Chambers, South Parade, Rochdale, Lancashire, OL16 1LW
  • Pennine Solicitors Limited, 136 Drake Street, Rochdale, Lancashire, OL16 1PS
  • Molesworths Bright Clegg, Octagon House, 25-27 Yorkshire Street, Rochdale, Lancashire, OL16 1RH
  • Dean Solicitors Ltd, 123 Drake Street, Rochdale, Lancashire, OL16 1PZ

Commercial Conveyancing solicitors in Rochdale regulated by the SRA

The list below is a small selection of solicitors in Rochdale practicing in commercial conveyancing in Rochdale. This should include advice on granting a lease to a commercial tenant
  • Hudson & Taylor, 19 Church Lane, Rochdale, Lancashire, OL16 1NS
  • Hartley Thomas & Wright Inc Rhodes & Co, Town Hall Chambers, South Parade, Rochdale, Lancashire, OL16 1LW
  • Molesworths Bright Clegg, Octagon House, 25-27 Yorkshire Street, Rochdale, Lancashire, OL16 1RH
  • Dean Solicitors Ltd, 123 Drake Street, Rochdale, Lancashire, OL16 1PZ
  • Ast Hampsons Llp, 128 Yorkshire Street, Rochdale, Lancashire, OL16 1LA

Domestic Licensed Conveyancers in Rochdale regulated by the Council of Licensed Conveyancers

Please be aware that the listed conveyancers do not limit their work for conveyancing in Rochdale but also conveyancing throughout England and Wales.
  • Matthew Montgomery & Co, 9-13 Water Street, OL16 1TL
  • Alfred Ledger & Sons , Property Lawyers, OL16 1QA
  • Shanley Wright , Property Lawyers, OL16 1DZ
  • Title Transfer Property Lawyers, 71-75 Featherstall Road, OL15 8JZ
  • Kirkham Conveyancing Services Limited, 74 Rochdale Road, OL2 6QJ

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.