We are purchasing a victorian detached house in Ashton. We would like to convert the garage to a playroom at the house.Will the conveyancing process include investigations to determine if these works are allowed?
Your property lawyer will review the deeds as conveyancing in Ashton can occasionally identify restrictions in the title deeds which prohibit categories of changes or need the consent of another owner. Many extensions need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I'm the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Ashton. The Ashton property was put into my name in October. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the property in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. many mortgage companies would take a practical view as this obligation primarily exists to identify the purchase and immediately sell or the quick reselling of property.
When it comes to mortgage companies such as Clydesdale, do Ashton lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Are there restrictive covenants that are commonly identified as part of conveyancing in Ashton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Ashton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a leasehold apartment up to £305k and identified one near me in Ashton I like with a park and station nearby, the downside is that it only has 51 years on the lease. There is not much else in Ashton in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan the remaining unexpired lease term may be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I am a sole trader planning to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering fixed costs for non-domestic conveyancing in Ashton for below 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Ashton, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we can find you the right lawyer. Regarding the costs these will vary based on the structure and nuances of the deal. Please provide us with your details or call us so that we may furnish you with a detailed commercial conveyancing calculation.
Having had my offer accepted I require leasehold conveyancing in Ashton. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
If the lease is registered - and most are in Ashton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Ashton Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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Are any of leasehold owners in arrears of their service charge liability? Please note that where the lease has no more than 80 years it will impact the salability of the flat. Check with your bank that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you would need to own the property for two years before you are eligible to extend the lease. It would be sensible to discover as much as you can about the company managing the block as they can either make your living at the property much easier or much more difficult. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to practical matters such as the upkeep of the communal areas. You should not be shy to ask other people what they think of their management. Finally, investigate as to the dates that the maintenance charges are due to the appropriate party and precisely what you get for your money.
Are all Ashton solicitors on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can pop into your local bank branch in Ashton. Chances are that they will know some good conveyancing solicitors in Ashton