We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to instruct a high street conveyancing solicitor in Radcliffe?
You should check but the chances are that allocate you one of their panel conveyancers if you take up the "fee-free" deal. Call the mortgage company and ask if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Radcliffe.
My relative recommended that if I am buying in Radcliffe I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Radcliffe conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Radcliffe around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Radcliffe Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Radcliffe Education with plans and statistics, Local Amenities and other useful information about Radcliffe.
How does conveyancing in Radcliffe differ for newly converted properties?
Most buyers of new build residence in Radcliffe contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Radcliffe typically acquire the real estate, 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 accustomed to new build conveyancing in Radcliffe or who has acted in the same development.
I have been advised by numerous property agents in Radcliffe to get a quote from a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to offer your services over and above a competitor’s?
We don’t make any financial incentive for sending work in our direction. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
My husband and I may need to let out our Radcliffe ground floor flat for a while due to taking a sabbatical. We used a Radcliffe conveyancing practice in 2001 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?
Your lease dictates the relationship between the landlord and you the flat owner; specifically, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Radcliffe do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
I bought a 2 bed flat in Radcliffe, conveyancing was carried out in 1997. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Radcliffe with an extended lease are worth £191,000. The ground rent is £55 yearly. The lease terminates on 21st October 2078
With 54 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
My mother and father are having problems in finding their Radcliffe property on the HM Land Registry website. They have a vague memory back in the 60’s when they acquired the property there were complications regarding Radcliffe not being recognised in some systems.
Almost all properties in Radcliffe should show up. Have you attempted a search with simply the postcode. Ordinarily it should reveal all the houses and flats within the postcode. Where recorded it will show up with a title number. If they bought 50 years ago it's conceivable it may be unrecorded. The address could still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title papers which might be with your parent’s lender.