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Conveyancing in Ashton Under Lyne : Keep it Local

Main reasons to let us help you select a local conveyancing solicitor in Ashton Under Lyne

  • 1 Low cost packages from online conveyancers might be tempting. However, these organisations are often based many kilometers away with limited understanding of the factors that affect property transactions in Ashton Under Lyne
  • 2 Our site is the first site that enables you the facility to ensure that your conveyancing in Ashton Under Lyne will be conducted by a property lawyer on your bank member panel.
  • 3 Ashton Under Lyne conveyancers work in partnership with Ashton Under Lyne estate agents, property finders, surveyors, banks and other professionals to make sure that the highest level of service is offered to home movers every step of the way, offering all the legal expertise and support you require
  • 4 Firms that specialise in conveyancing in Ashton Under Lyne are familiar with the local issues specific to Ashton Under Lyne and therefore you may benefit from better guidance and speedier conveyancing.
  • 5 Ashton Under Lyne solicitor are the key to a successful Ashton Under Lyne conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your move

Examples of recent conveyancing in Ashton Under Lyne since January 2025*

Disposal

of flat Currier Lane OL6 6TB, at purchase sum of £80,000. Leasehold conveyancing included: taking formal instructions from and updating the seller client, agreeing completion date with parties, preparing statement detailing charges

Disposal

of terraced property, Lower Green, OL6 9JN completing on 07/01/2025 at a price of £161,000. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client, ordering official copies of the title

Sale

of house property, Old Road, SK16 4EN completing on 09/01/2025 at a price of £252,000. The legal transfer of property included amongst the various tasks: agreeing completion date with parties, setting up the completion formalities, sending title deeds and signed transfer to buyer’s lawyers

Transfer

of terraced property, Earle Street, OL7 0EL completing on 09/01/2025 at a price of £142,000. The conveyancing process included amongst the various tasks: drafting the sale agreement and Transfer, sending conveyancing papers to buyers representatives, taking formal instructions from and updating the seller client

Recently asked questions about conveyancing in Ashton Under Lyne

Me and my fiance are intending to purchase a 2 bedroom flat in Ashton Under Lyne with a mortgage. We would like to retain our Ashton Under Lyne solicitor, however the mortgage company advise she’s not on their "panel". It seems we have little choice but to appoint one of the lender panel firms or retain our Ashton Under Lyne property lawyer as well as pay for one of their panel lawyers to act for them. We feel that this is inequitable; can we not require that the mortgage company use our Ashton Under Lyne solicitor ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Ashton Under Lyne conveyancing lawyer to apply to be on the conveyancing panel.

Our Ashton Under Lyne conveyancer has identified a difference between the surveyor’s assumptions in the valuation survey and what is in the legal papers for the property. My solicitor informs me that he needs to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Why do I have to pay up front for conveyancing in Ashton Under Lyne?

If you are buying a property in Ashton Under Lyne your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. Generally this is requested to cover the fees of the Local Authority Search. If any deposit is as part of the sale price then this will be asked for immediately ahead of contracts are exchanged. The final balance that is due will be payable shortly before completion.

Will commercial conveyancing searches reveal impending roadworks that may affect a commercial estate in Ashton Under Lyne?

Many commercial conveyancing solicitors in Ashton Under Lyne will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Ashton Under Lyne. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ashton Under Lyne.

For every commercial conveyancing transaction in Ashton Under Lyne it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Ashton Under Lyne commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Ashton Under Lyne.

I have been on the look out for a flat up to £195,000 and found one round the corner in Ashton Under Lyne I like with a park and transport links in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Ashton Under Lyne suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

I only have Fifty years unexpired on my lease in Ashton Under Lyne. I now want to extend my lease but my landlord is missing. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you have done all that could be expected to find the freeholder. In some cases an enquiry agent may be helpful to carry out a search and prepare a report to be used as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the application to the County Court overseeing Ashton Under Lyne.

I am the registered owner of a garden flat in Ashton Under Lyne, conveyancing having been completed in 2009. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Ashton Under Lyne with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2088

With 63 years remaining on your lease the likely cost is going to range between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

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Sample of conveyancing solicitors in Ashton Under Lyne regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Ashton Under Lyne but also conveyancing throughout England and Wales.

  • Smith & Tetley, 23-25 Booth Street, Ashton-under-Lyne, Lancashire, OL6 7LF
  • Dwyers Solicitors, 176 Stamford Street Central, Ashton-under-Lyne, Lancashire, OL6 7LR
  • R G Legal (ashton Under Lyne) Ltd, 159, Stamford Street Central, Ashton-under-Lyne, Lancashire, OL6 6XW
  • Bromleys Solicitors Llp, 50 Wellington Road, Ashton-under-Lyne, Lancashire, OL6 6XL
  • Rupert Wood & Son, 60-66 Wellington Road, Ashton-under-Lyne, Lancashire, OL6 6DE

Residential Licensed Conveyancers in Ashton Under Lyne regulated by the Council of Licensed Conveyancers

Please be aware that the listed conveyancers do not limit their work for conveyancing in Ashton Under Lyne but also conveyancing across England and Wales.
  • Rose & Co Property Lawyers, 14 Warrington Street, OL6 6AS
  • Peter Robinson & Co, 27 Queen Street, OL1 1RD
  • Kirkham Conveyancing Services Limited, 74 Rochdale Road, OL2 6QJ
  • Countrywide Property Lawyers Limited, 2nd Floor, Churchgate House, M1 6EU
  • Countrywide Property Lawyers Limited, 3rd Floor Lee House, M1 5RR

Planning law solicitors in Ashton Under Lyne regulated by the Solicitors Regulation Authority

The practices listed below are a small selection of solicitors in Ashton Under Lyne practicing in planning law. This could include advice on tree preservation orders
  • Jrb Law Limited, 42 Ricroft Road, Compstall, Stockport, Cheshire, SK6 5JR
  • Brindle & Yam Solicitors, First Floor, 50 Faulkner Street, Manchester, Lancashire, M1 4FH
  • Chung & Co, 58-60 George Street, Manchester, Lancashire, M1 4HF
  • Gunnercooke Llp, 53 King Street, Manchester, Greater Manchester, M2 4LQ

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.