We are purchasing a house and need a conveyancing solicitor in Walkden who is on the Lloyds solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Walkden.
I am planning to move house in August. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Walkden. Conveyancing firm was chosen before I stumbled across your website.
On the afternoon of completion you can collect the keys from your estate agent however this should only occur once the vendors solicitors confirm to the agent that they have the completion monies and the keys can be collected. You will need to tell the removal men that they can start moving you in. We do not suggest a particular removal company but can help you choose a conveyancing in Walkden or a lawyer that specialises in conveyancing in Walkden.
We had appointed solicitors with offices in Walkden on the Clydesdale solicitor approved list. They are now charging me an additional fee for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your solicitor can levy a fee for this. The charge is not set by Clydesdale but by your Walkden conveyancer. Plenty of firms on the Clydesdale panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.
After much negotiation I have agreed a price on a house in Walkden. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Soon after, the property lawyer contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My partner and I are selling our property in Walkden and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Walkden. Having lived in Walkden for six years we know of no issue. Should we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor already. What do they say? You should 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 illness)
How does conveyancing in Walkden differ for new build properties?
Most buyers of new build property in Walkden come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Walkden typically acquire 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 property lawyers 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 Walkden or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Walkden is the location of the property. Can you shed any light on this issue?
Flying freeholds in Walkden are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Walkden you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Walkden 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 premises.
I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Walkden. Conveyancing solicitors have are about to be instructed. Will they explain the issues?
The majority of houses in Walkden are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Walkden in which case you should be shopping around for a Walkden conveyancing practitioner and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your lawyer should advise you fully on all the issues.
Leasehold Conveyancing in Walkden - Examples of Queries before Purchasing
What is the the remaining lease term? Many Walkden leasehold properties will have a service charge for maintenance of the building invoiced on behalf of the freeholder. Should you buy the property you will have to meet this contribution, usually periodically throughout the year. This can vary from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent to be met annual, this is usually not a exorbitant sum, say about £50-£100 but you should to check as on occasion it can be prohibitively expensive. If a Walkden lease has no more than 80 years it will impact the value of the flat. Check with your bank that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of what this would cost. For most Walkdenlease extensions you would be required to have been the owner of the premises for two years before you are legally able to exercise a lease extension.