The Audenshaw conveyancing firm handling our Audenshaw conveyancing has spotted a difference when comparing the information in the home valuation survey and what is revealed within the legal papers for the property. My lawyer says that he must check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions 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.
Have just purchased a probate house at auction in Audenshaw. Conveyancing is necessary. What happens now?
Given that you have now exchanged you will need to instruct a conveyancing lawyer as a matter of priority as you now have a fast approaching a drop dead date to complete the transaction. All auction property will have an associated auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You should give this to the solicitor working for you as soon as possible. You also need to ensure that your finances are in place to complete on the on the contractual date .
My uncle pointed out to me me that in buying a property in Audenshaw there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Audenshaw which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Audenshaw should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After much negotiation I have agreed a price on an apartment in Audenshaw. My mortgage broker suggested a conveyancer. I paid an advanced payment of £150. A few days later, the conveyancing practitioner contacted me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are purchasing a house and the solicitor has mentioned Chancel Repair to which the house could be obligated to contribute to because it falls into the area of such a church. He has recommended insurance. Is this really required for conveyancing in Audenshaw
Unless a previous acquisition of the house completed after 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Audenshaw to remain recommending a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly picked up during conveyancing in Audenshaw?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Audenshaw. 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've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Audenshaw is the location of the property. Can you shed any light on this issue?
Flying freeholds in Audenshaw are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Audenshaw you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Audenshaw may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Planning to sign contracts shortly on a basement flat in Audenshaw. Conveyancing solicitors inform me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Audenshaw should include some of the following:
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Information as to the provision as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the wider rights a tenant has What options are open to you if another leaseholder in the building breaches a clause of their lease? Who has the liability to repair and maintain the building. It is essential for you to know who is liable for the repair and maintenance of every part of the building Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? The physical extent of the demise. This could be the apartment itself but might include a roof area or cellar if relevant.
I bought a split level flat in Audenshaw, conveyancing was carried out in 2011. Can you work out an approximate cost of a lease extension? Comparable properties in Audenshaw with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease runs out on 21st October 2081
You have 55 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.