It is a dozen years since I purchased my property in Trafford. Conveyancing lawyers have recently been appointed on the sale but I can't find my deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be with the lender or they could be in the possession of the conveyancers who oversaw the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Trafford involves registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
We hope to to purchase with Norwich and Peterborough Building Society. We have called around locally but am struggling to find a Trafford conveyancing firm on the Norwich and Peterborough Building Society approved list. Could you assist?
You should make the most of the find a conveyancing panel solicitor tool on this page. Please choose the building society and type Trafford or your preferred area and you will discover a number of lawyer based in Trafford or near you.
My partner and I are close to exchanging contracts on the sale of our house in Trafford and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Trafford conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a web based conveyancing practice rather than a conveyancing solicitor in Trafford. Having lived in Trafford for three years we know of no issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Trafford is where the house is located. Is there any guidance you can impart?
Flying freeholds in Trafford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Trafford you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Trafford 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 residence.
I am a negotiator for a busy estate agency in Trafford where we have experienced a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received contradictory information from local Trafford conveyancing solicitors. Could you confirm whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a ground floor flat in Trafford, conveyancing having been completed in 2000. How much will my lease extension cost? Equivalent flats in Trafford with a long lease are worth £211,000. The ground rent is £45 yearly. The lease runs out on 21st October 2093
With just 67 years left to run the likely cost is going to be between £10,500 and £12,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
Why do Trafford conveyancing charges are higher for leasehold and freehold properties?
If acquiring a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control