A relative informed me that in purchasing a property in Oldham there could be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are anumerous of properties in Oldham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Oldham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is there a list of Principality panel conveyancers in Oldham on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings visible on the web. If you are seeking to appoint a Oldham lawyer on the Principality please use our tool.
After shopping around on the internet I have found a Oldham property lawyer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 conveyancing practitioner 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 Oldham postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Oldham.
Me and my brother purchased a renovated Edwardian property in Oldham. Conveyancing lawyer acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Oldham and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who conducted the purchase.
How does conveyancing in Oldham differ for new build properties?
Most buyers of new build residence in Oldham approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Oldham usually acquire 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 conveyancing solicitors 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 accustomed to new build conveyancing in Oldham or who has acted in the same development.
How straightforward is it to use the search tool to choose a conveyancing practitioner in Oldham on the authorised to act for my bank?
1st pick a mortgage company such as Birmingham Midshires, The Mortgage Works or Bank of Ireland then choose your location such as Oldham. Conveyancing practices in Oldham and across England and Wales should be shown.
My fiance and I may need to let out our Oldham basement flat for a while due to a new job. We used a Oldham conveyancing firm in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease governs relations between the landlord and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Oldham do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
Oldham Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
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Where a Oldham lease has less than eighty years it will affect the salability of the apartment. Check with your lender that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will most likely require a lease extension sooner rather than later and you need to have some idea of what this will be. For most Oldhamlease extensions you will be required to have been the owner of the residence for 24 months in order to be entitled to carry out a lease extension. How much is the yearly maintenance fee and ground rent? What is the the remaining lease term?
Our lawyer in Oldham has informed me that he requires identification documents saying that this forms part of his requirements as a solicitor on the lender Solicitor panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Oldham