Completed the sale of my flat in Stalybridge last August yet the purchaser is texting every few hours to say his lawyer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your house sale your solicitor should forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor must also confirm that the home loan has been paid off to the purchasers lawyers. There is unlikely to be post completion formalities just for conveyancing in Stalybridge.
My relative advised me that where I am buying in Stalybridge I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Stalybridge conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Stalybridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stalybridge Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Stalybridge Education with plans and statistics, Local Amenities and other useful data concerning Stalybridge.
I used Stirling Law several years past for my conveyancing in Stalybridge. Now, I need the files however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Stalybridge of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing my first flat in Stalybridge benefiting from help to buy. The developers refused to move on the amount so I negotiated £7000 of additionals instead. The property agent told me not reveal to my conveyancer about this deal as it could adversely affect my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Stalybridge is the location of the property. Can you shed any light on this issue?
Flying freeholds in Stalybridge are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stalybridge you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stalybridge 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.
Can you provide any advice for leasehold conveyancing in Stalybridge from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Stalybridge can be reduced where you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold information needed by the buyers’ lawyers. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Stalybridge state that internal structural changes or installing wooden flooring calls for a licence from the Landlord approving such changes. Where you fail to have the approvals in place do not communicate with the landlord without contacting your conveyancer first. If you are supposed to have a share in the Management Company, you should ensure that you have the original share certificate. Obtaining a replacement share certificate is often a time consuming formality and delays many a Stalybridge conveyancing deal. If a new share certificate is necessary, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. You believe that you know the number of years left on your lease but it would be advisable verify this via your lawyers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is below 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
I inherited a 1 bedroom flat in Stalybridge, conveyancing having been completed April 1997. Can you work out an approximate cost of a lease extension? Comparable properties in Stalybridge with over 90 years remaining are worth £211,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2094
With just 68 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.