I am not in a position to travel far from Ashton Under Lyne. Is there a reason why all Ashton Under Lyne conveyancers are not on all bank panels?
Mortgage Companies normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm is required to have two or more partners. In addition to restricting the structure of firm, some building societies decided to restrict the number of practices they use to act for them. It is worth noting that mortgage companies have no liability for the standard of conveyancing given by any Ashton Under Lyne conveyancer on their panel. Increases in mortgage fraud was a key driver in the culling of conveyancing panels from 2008 even though there are opposing assessments about the extent of solicitor involvement in some of that fraud. Data from HMLR reveal that thousands of conveyancing organisations only carry out one or two conveyances a year. Those advocating conveyancing panel cuts ask why law firms deserve the right to be listed on a conveyancing panel when it is evident that conveyancing is not their primary expertise?
We are purchasing a house and need a conveyancing solicitor in Ashton Under Lyne who is on the UBS approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Ashton Under Lyne.
Should our solicitor be raising questions about flooding as part of the conveyancing in Ashton Under Lyne.
Flooding is a growing risk for conveyancers dealing with homes in Ashton Under Lyne. There are those who buy a property in Ashton Under Lyne, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a various checks that can be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Ashton Under Lyne. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine if the property has suffered from flooding. If flooding has previously occurred which is not revealed by the seller, then a purchaser could bring a legal claim for losses stemming from an misleading response. A buyer’s lawyers may also commission an environmental search. This should indicate if there is a recorded flood risk. If so, further inquiries will need to be conducted.
We're first time buyers - agreed a price, yet the agent has warned us that the owners will only issue a contract if we appoint the agent's chosen solicitors as they need a ‘quick sale’. We would rather use a local conveyancer with experience of conveyancing in Ashton Under Lyne
It is highly unlikely the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Avoid the agents and go straight to the owners and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your own,trusted Ashton Under Lyne conveyancing firm - as opposed tothe ones that will provide the estate agent a referral fee or meet his conveyancing targets demanded by senior management.
I work for a reputable estate agency in Ashton Under Lyne where we have witnessed a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have received conflicting advice from local Ashton Under Lyne conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can start the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I inherited a leasehold flat in Ashton Under Lyne, conveyancing was carried out in 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Ashton Under Lyne with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2091
You have 66 years left to run we estimate the price of your lease extension to span between £12,400 and £14,200 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
Why am I unable to complete our conveyancing in Ashton Under Lyne on Good Friday?
This is due to the fact that on completion the money needs to be transferred electronically between the banks of the purchaser and seller's conveyancer and currently this can only occur on a working day. It is not possible to complete on a saturday or sunday either.