We decided to go with a high street solicitor for my conveyancing in Westhoughton today. Reviewing the Terms I noteI am responsible for charges even if the sale aborts. Would I be best advised to select an on-line firm advertising no-sale-no-fee conveyancing in Westhoughton?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be uplifted to neutralise those cases that fail to complete. Also remember that such schemes rarely cover expenses such your Westhoughton conveyancing search charges.
I require conveyancing for an apartment in a relatively new development (6 years built) in Westhoughton. The vast majority the flats have already been disposed of. Is it really necessary to order local searches as part of conveyancing in Westhoughton?
If you getting a loan, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Westhoughton conveyancing searches are optional. Your solicitor, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to an alternative solicitor for your conveyancing in Westhoughton.
I own a freehold property in Westhoughton yet invoiced for rent, why is this and what is this?
It is rare for properties in Westhoughton and has limited impact for conveyancing in Westhoughton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
In my capacity as executor for the will of my aunt I am disposing of a residence in Cardiff but live in Westhoughton. My conveyancer (who is 300 miles awayneeds me to sign a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Westhoughton who can witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Westhoughton
I am tempted by the attractive purchase price for a two flats in Westhoughton both have approximately fifty years unexpired on the lease term. Do I need to be concerned?
There are plenty of short leases in Westhoughton. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease gets shorter the marketability of the lease decreases and it becomes more costly to acquire a lease extension. For this reason it is often a good idea to extend the lease term. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies may be reluctant to lend money on properties of this type. Lease extension can be a protracted process. We advise that you get professional help from a solicitor and surveyor with experience in this field.
I acquired a basement flat in Westhoughton, conveyancing was carried out 5 years ago. How much will my lease extension cost? Similar properties in Westhoughton with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2095
With 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
Partway through the sale of a leasehold flat in Westhoughton. Conveyancing lawyers are doing their job but we are being charged a fortune from the landlord. To date we have forked out £268 for a leasehold management pack and then a further £200 plus VAT for additional queries raised by the buyers property lawyer.
You will not have any say over the extent of the charges for this information but the average costs for the information for Westhoughton leasehold premises is £355. For Westhoughton conveyancing sales it is conventional for the seller to pay for these costs. The landlord or their agents are not duty bound to address such questions most will be willing to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no statute that mandates capped charges for administrative tasks. Neither is there any set time frame by which they are required to provide the information.