Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Atherton. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Atherton?
On the day of completion you will not be required to attend the conveyancers office in Atherton. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and once they have received this, you should be invited to pick up the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
How can we tell if a Atherton conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Atherton seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your transaction.
I am selling my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being problematic. The Atherton solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My colleague advised me that where I am purchasing in Atherton I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Atherton conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Atherton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Atherton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Atherton.
How does conveyancing in Atherton differ for new build properties?
Most buyers of new build residence in Atherton contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Atherton typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Atherton or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Atherton I like with a park and station nearby, however it only has 49 years on the lease. I can't really find anything else in Atherton in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the shortness of the lease will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Given that I am about to spend hundreds of thousands of pounds on 3 bedroom house in Atherton I would like to talk to a conveyancer concerning thehouse move ahead of giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your property ownership legalities in Atherton.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Atherton should be the amount on the final invoice that you end up paying.
I work for a busy estate agent office in Atherton where we have experienced a few flat sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Atherton conveyancing solicitors. Can you clarify whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease 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 wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible 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 buyer.
Leasehold Conveyancing in Atherton - Sample of Queries Prior to buying
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Many Atherton leasehold properties will have a service bill for the upkeep of the block invoiced by the landlord. If you acquire the property you will have to pay this amount, usually in instalments during the year. This can differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a ground rent to be met yearly, this is usually not a exorbitant amount, say approximately £50-£100 but you need to enquire as on occasion it can be many hundreds of pounds. What prohibitions exist in the Atherton Lease? On the whole the outlay for major works are not built into the service charges, although there some managing agents in Atherton ask leaseholders to pay into a reserve fund and this is used to offset against larger repairs or maintenance.