Some advice if I may. My Wythenshawe solicitor is assuring me that he is legally obliged toorder Wythenshawe conveyancing searches asthe firm are on the HSBCconveyancing panel. Is my lawyer right?
You have limited options available to you. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Wythenshawe conveyancing searches.
I am close to exchanging contracts on the sale of our home in Wythenshawe and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Wythenshawe. We have lived in Wythenshawe for 4 years we know of no issue. Do we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should check with 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 sickness)
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Wythenshawe is where the house is located. Can you shed any light on this issue?
Flying freeholds in Wythenshawe are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wythenshawe you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wythenshawe 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.
My husband and I are a couple of weeks into a freehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in Wythenshawe. I am am starting to be dissatisfied with the level of service. Can you you assist me in finding new solicitors?
A lawyer would have to be very poor in order to consider diss instructing them. Has your loan offer been issued? In the event that it has you will need to advise them of the replacement lawyer and have the mortgage documents are re-issued. The conveyancer needs to be on the banks panel to avoid escalating expenses and delays. So that should be your starting point. Our search tool can help you find a bank approved solicitor for your conveyancing in Wythenshawe
I've recently bought a leasehold house in Wythenshawe. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, 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 be sure 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).
I own a studio flat in Wythenshawe, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Wythenshawe with an extended lease are worth £211,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2092
You have 67 years unexpired the likely cost is going to be between £10,500 and £12,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
Your search tool is useful but there are many lawyers listed near Wythenshawe being on the bank conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our lender?
We are not in the business of recommending one firm above another as the right Wythenshawe conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Wythenshawe knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..