We are purchasing a end of terrace house in Trafford. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve investigations to ascertain if these alterations were previously refused?
Your solicitor should review the deeds as conveyancing in Trafford will sometimes reveal restrictions in the title deeds which prevent categories of changes or necessitated the permission of a 3rd party. Certain extensions need local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
We expect to receive a AIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Trafford solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Trafford solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I am currently in the process of buying my council flat in Trafford. I have a mortgage offer with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
My wife and I are planning on selling our house in Trafford and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Trafford. Having lived in Trafford for 5 years we know of no issue. Do we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? 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 life insurance to cover that same illness)
I am buying a new build flat in Trafford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Trafford
Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Trafford I like with a park and station nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Trafford for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan that many years will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
I’m about to sell my ground floor flat in Trafford. Conveyancing has not commenced, however I have just received a half-yearly maintenance charge demand – what should I do?
The sensible thing to do is clear the maintenance contribution as you normally would because all rents and maintenance payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a split level flat in Trafford, conveyancing having been completed in 1995. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Trafford with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease expires on 21st October 2078
With only 57 years remaining on your lease we estimate the price of your lease extension to span between £26,600 and £30,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
I dont have enough spare funds to pay a 10% deposit on my apartment purchase in Trafford , but I still want to exchange. What can I do?
One option is to try and agree a lower deposit. Many vendors will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute