Completed the sale of my flat in Chorley last September but the buyer keeps texting me to say their lawyer needs to hear from mine. What should my lawyer have done now that I have sold?
After completion of your sale your solicitor is duty bound to forward the transfer documentation and all of the paperwork to the purchaser's lawyers. Where relevant, your lawyer must also send confirmation that the legal charge in favour of the lender has been paid off to the purchasers solicitors. There is unlikely to be post completion requirements just for conveyancing in Chorley.
We are purchasing a 3 bedroom semi in Chorley. The intention is to carry out a loft conversion at the house.Will the conveyancing process include checks to ascertain if these works were previously refused?
Your conveyancer should review the deeds as conveyancing in Chorley will on occasion identify restrictions in the title documents which restrict certain changes or need the consent of a 3rd party. Some works require local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
We have agreed to purchase a house in Chorley. A rare aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with RBS your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and solicitors are required to report to RBS where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Chorley.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Chorley solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Chorley postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Chorley.
I used Action Conveyancing a few years ago for my conveyancing in Chorley. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Chorley of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Chorley with the aid of help to buy. The builders would not reduce the price so I negotiated 6k of extras instead. The estate agent advised me not disclose to my conveyancer about the extras as it will jeopardize my mortgage with Virgin Money. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Chorley and how can your lawyers assist?
The particular law that you refer to gives protection to commercial tenants, giving them the right to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Chorley is one of our many areas of the UK in which the firms we work with have offices
I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Chorley. Conveyancing solicitors have are about to be appointed. Will they explain the issues?
Most houses in Chorley are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Chorley in which case you should be looking for a Chorley conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the estate where the house is located on an estate. Your lawyer will report to you on the legal implications.
I acquired a ground floor flat in Chorley, conveyancing having been completed in 1997. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Chorley with a long lease are worth £176,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2076
You have 50 years unexpired we estimate the price of your lease extension to span between £31,400 and £36,200 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.