Is there a reason to appoint a Little Hulton conveyancing company given that web based alternatives are easier on the wallet?
Its a good idea to scrutinise conveyancing costs in Little Hulton and you should seek an affordable quote but don’t expend your energy searching for the cheapest Little Hulton conveyancer. Locating the right conveyancer can mark the distinction between a smooth and a frustrating home move. It is important that you ensure that you have expert guidance from a specialist lawyer. An e-mail can never be as helpful as a telephone discussion and are no substitute for a face to face appointment. The firms that we work with will find you a qualified and top rated conveyancing solicitor who can handle your conveyancing from from the outset to completion, giving the sort of hand holding that you are unlikely to received from an internet conveyancer. He or She will inform you as to headway and keep you informed. Should it ever be necessary to contact the firm you will be sure who to ask for and we'll ensure you are in the know.
We are purchasing our first house. Our conveyancer has texted usto check if we wish to order supplemental conveyancing searches. Unfortunately we have no idea as to what's relevant for conveyancing in Little Hulton
The extent of Little Hulton conveyancing searches depends primarily on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your overall appetite to risk. What is important is that you adequately appreciate what information the searches could provide. You may then decide if you personally think you need that search. Where you are unsure, ask your conveyancer to guide you.
About to place a bid on a leasehold apartment in Little Hulton. The property agents tell me that it is usual for flats in Little Hulton to have less than 75 years unexpired on the lease. I am obtaining a mortgage with The Mortgage Works. Is this going to be acceptable if the lease has 69 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 27/3/2025 the requirements read as follows :
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:
Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer
New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer
Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.
SECOND HAND PROPERTIES
Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years
Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary
Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI
NEW BUILD PROPERTIES (includes office conversions)
Unacceptable - advise Issuing Office (will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Any lease which is subject to a ground rent (or annual rent) being charged which is more than on a peppercorn basis
- Any lease which is subject to a ground rent (or annual rent) being reviewed and altered on any review basis or methodology
Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 1.0% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary
Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- A lease subject to a peppercorn ground rent (annual rent) charges
For the avoidance of doubt, any new build properties completed but not sold pre 30 June 2022 will only be acceptable if the lease conforms to the above guidance
* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years
LEASE EXTENSIONS
We require all lease extensions to be completed under the Leasehold Reform Housing and Urban Development Act 1993 and to meet the above criteria as a minimum. Where you become aware that it does not meet these requirements, please refer to the Issuing Office
Please ensure that all lender enquiries are submitted (with full documentation/requirements) at least 2 weeks prior to exchange to allow sufficient time for review and decisioning.
I opted to have a survey done on a house in Little Hulton before appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend refuse to give a mortgage on this type of house.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you contact us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Little Hulton. Conveyancing will be smoother if you use a solicitor in Little Hulton especially if they are acquainted with such properties in Little Hulton.
My wife and I purchased a leasehold flat in Little Hulton. Conveyancing and Aldermore mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Little Hulton who previously acted has now retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. There is no need to incur the fees of a Little Hulton conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a 1st floor flat in Little Hulton, conveyancing was carried out in 2008. Can you work out an approximate cost of a lease extension? Similar properties in Little Hulton with over 90 years remaining are worth £190,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2087
With only 62 years unexpired we estimate the price of your lease extension to be between £17,100 and £19,800 as well as professional fees.
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 due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered 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 before seeking the advice of a professional.
I am buying a garden apartment in Little Hulton. Conveyancing solicitor is waiting for, from the vendor, building insurance paperwork. I was told today I was advised that the vendor must forward the insurance paperwork for the flat above in addition. Why would my property lawyer need to see the insurance for the other flat? Is it really necessary? We have been stalled for the previous fortnight…
It is not unheard of in leasehold conveyancing in Little Hulton to discover Conveyancing in Little Hulton in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats rather than the landlord insuring the entire block - which is clearly better. Do check with your solicitor but it would appear that your lawyer is seeking to verify that the complete building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be rebuilt due to lack of insurance cover.