I am purchasing a end of terrace house in Trafford Park. The intention is to carry out an extension to the side at the property.Will the conveyancing process include enquiries to see if these alterations are permitted?
Your conveyancer should review the registered title as conveyancing in Trafford Park can occasionally reveal restrictions in the title deeds which prevent categories of alterations or require the permission of another owner. Many additions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I have decided to exercise my right to buy my property in Trafford Park off the council. I have a mortgage offer with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
Completion of my purchase has taken place for my property in Trafford Park. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a house in Trafford Park? or I am told that there is an ancient law that could mean that owners of property residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Trafford Park?
Unless a previous purchase of the house took place after 12 October 2013 you can expect lawyers handling conveyancing in Trafford Park to continue to advocate a chancel search and or insurance against a claim.
I am looking for a flat up to £235,500 and found one close by in Trafford Park I like with a park and station nearby, the downside is that it only has 51 years on the lease. There is not much else in Trafford Park for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage that many years will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
My husband and I are 3 weeks into a leasehold purchase having been recommend to a firm by the local agent to execute conveyancing in Trafford Park. I am am very disappointed with the quality of service. Could you you assist me in finding new conveyancers?
A lawyer would need to be very bad to suggest replacing them. Has the loan offer been generated? In the event that it has you will need to inform them of the new contact details and ensure the mortgage documents are issued to the new lawyers. The solicitor ideally should be on the mortgage company panel to avoid added expenses and frustration. That should be your starting point. The find a solicitor tool can assist you in finding a lender approved lawyer for your conveyancing in Trafford Park
Can you offer any advice when it comes to choosing a Trafford Park conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Trafford Park conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Trafford Park conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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Can they put you in touch with clients in Trafford Park who can give a testimonial? How experienced is the practice with lease extension legislation?
Trafford Park Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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It is important to be aware if fixing the lift or some other significant cost is coming up that will be shared between the leaseholders and will dramatically impact the level of the service costs or result in a specific invoice. On the whole the outlay for major works tend not to be wrapped into the service charges, albeit that a few managing agents in Trafford Park require leasehold owners to pay into a reserve fund and this is used to offset against major works. Please tell me if there are any major works anticipated that will add a premium to the maintenance fees?
My nephew is about to join the property ladder, he had his mortgage in principle. When the seller agreed the offer on the house we telephoned the lender to progress the mortgage application. We were disappointed to discover that mortgage lenders do not accept all solicitor, they must be on their panel, is this correct?
Banks tend to imposes restrictions either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Trafford Park conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.