I was told recently by my estate agent that my Ardwick the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be certain that this is indeed the case?
You need to call your Ardwick conveyancer. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Can the conveyancing lawyers listed on your site conduct auction conveyancing in Ardwick?
We know of a few niche practitioners we can connect you with those conducting auction conveyancing. Ardwick is one of the many areas of where our lawyers have offices.
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Ardwick I like with a park and station nearby, however it's only got 51 years on the lease. There is not much else in Ardwick suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan that many years will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
Am I right to be concerned about third parties that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Ardwick conveyancing firm?
As with many professional services, often suggestions from connections can be very helpful. Yet there are numerous players in a conveyancing matter; estate agents, mortgage brokers and banks may suggest lawyers to choose. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You are at liberty to appoint your preferred lawyer. You need to be aware that most mortgage providers specify a panel list of conveyancers you have to use for the lender aspect of your home move.
Estate agents have just been given the go-ahead to market my ground floor flat in Ardwick. Conveyancing lawyers have not yet been instructed, however I have recently had a half-yearly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as you normally would as all ground rent and service charges should be allotted as part of the financial calculations for completion monies, 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 invested in buying a ground floor flat in Ardwick, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Ardwick with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2087
With just 63 years left to run we estimate the premium for your lease extension to be between £16,200 and £18,600 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to 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.
I purchased a house in Ardwick last 21/8/2023 and to date it is still not registered with HMLR. It was part of a development site and my property lawyer told me that it can take twelve months to complete the registration formalities. I have spoken with HMLR directly and they say that the original application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your conveyancing practitioner that you really need to turn to here in order to satisfy any concerns which have been raised as part of the registration process for your Ardwick property. Normal Ardwick conveyancing practice includes an undertaking on the part of the seller's lawyer that they will assist in resolving any requisition raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.