I have given 2 months notice to my current landlord and have to leave my let out flat in Altrincham by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in three weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to give notice for your lease until your lawyer suggests that you should. Assuming that you have not previously done so, contact to your solicitor and request that they cajole the sellers lawyers, try to an agreed time frame that all parties will work towards
I am the registered owner of a freehold property in Altrincham but still pay rent, why is this and what is this?
It’s unusual for properties in Altrincham and has limited impact for conveyancing in Altrincham 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
We are aiming to move property in August. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you recommend a removal company in Altrincham. Conveyancing lawyer was chosen before I stumbled across this page.
On the afternoon of completion you can collect the keys from the property agent but this should only happen after the previous owners conveyancers advise the agent that they have the completion monies and the keys can be collected. After that you will need to inform the removal company that they can start moving you in. We are not in a position to suggest a specific removal organisation but can help you locate a residential property solicitor in Altrincham or a legal practice with expertise in conveyancing in Altrincham.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Altrincham building society branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Altrincham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. I have no idea who is right.
As long as the lawyer is on the bank panel, she or he must comply with the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Altrincham solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Altrincham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Due to the encouragement of my in-laws I had a survey completed on a property in Altrincham ahead of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders will not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Altrincham. Conveyancing will be smoother if you use a solicitor in Altrincham especially if they are acquainted with such properties in Altrincham.
My wife and I purchased a leasehold flat in Altrincham. Conveyancing and Santander mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Altrincham who previously acted has now retired. What should I do?
The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the new freeholder. You do not need to instruct a Altrincham conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Altrincham Leasehold Conveyancing - Examples of Queries Prior to buying
-
How much is the ground rent and service charge? How many of the leaseholders are in arrears for their service charge payments?
I am thinking of choosing an online lawyer as opposed to a Altrincham conveyancing practice. Should I ‘stay local’?
There are advantages of being able to visit a local Altrincham conveyancing solicitor for instance
- signing papers and and when necessary
- sometimes being able to see someone face-to-face can make a huge difference, particularly for non-standard house moves
- the ability to raise concerns if matters need to addressed
When checking quotes, look out for hidden extras. Most decent Altrincham high street solicitors give an all-inclusive price. Often online companies seem to offer cheap fees, but have hidden 'extras' in the in the terms and conditions.