I require conveyancing for a flat in a fairly new development (five years built) in Thornton Cleveleys. The vast majority the appartments are already occupied. Do I need carry out the local searches as part of conveyancing in Thornton Cleveleys?
You are putting yourself at risk in refusing to carrying out Thornton Cleveleys conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in no uncertain terms that your lawyer conducts them. If speed and cost are primary concerns you should discuss with your solicitor about the option of search insurance
I am purchasing a house and require a conveyancing solicitor in Thornton Cleveleys who is on the Santander solicitor. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Thornton Cleveleys. We dont recommend any particular firm.
My friend suggested that if I am purchasing in Thornton Cleveleys I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Thornton Cleveleys conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Thornton Cleveleys around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Thornton Cleveleys Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Thornton Cleveleys Education with maps and statistics, Local Amenities and other useful information about Thornton Cleveleys.
My wife and I purchased a renovated Edwardian property in Thornton Cleveleys. Conveyancing practitioner represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Thornton Cleveleys and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who carried out the work.
How does conveyancing in Thornton Cleveleys differ for newly converted properties?
Most buyers of new build property in Thornton Cleveleys come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Thornton Cleveleys usually purchase 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 conveyancers 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 Thornton Cleveleys or who has acted in the same development.
I've recently bought a leasehold property in Thornton Cleveleys. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Thornton Cleveleys Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
How long is the Lease? The answer will be important as a) areas may cause problems in the block as the common areas may begin to deteriorate if services are not paid for b) if the leasehold owners have a dispute with the running of the building you will want to know about it How much is the ground rent and service charge?