I plan on purchasing a leasehold flat in Tyldesley. My Solicitor is not on the mortgage company conveyancing list. Can I still appoint my Tyldesley conveyancing solicitor even though they are not on the bank approved list?
You have numerous choices open to you here
- Proceed with your chosen Tyldesley solicitor but your lender will no doubt instruct a property lawyer on their approved panel. This will result in additional cost and likely delay.
- Choose a new conveyancer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Convince your solicitor to pull out all the stops to get listed on the lender’s panel of solicitors
Can you recommend a Nottingham Building Society allowed Tyldesley conveyancing lawyer that can complete within less than a month? Would it be better to use a high street Tyldesley practice or a factory type comparison site?
We would be happy to suggest some excellent Tyldesley conveyancing firms. You can also walk up the main road in Tyldesley. Go in to a couple of law practices and ask to see a conveyancing solicitor for a quote. Mention your requirements together with your reasons and ask for a commitment on your deadline. Choose the lawyer that appears most efficient.
Can I use your services to find a Conveyancing solicitor in Tyldesley even where I’m not buying or selling a house, for example where I wish to buy an office in Tyldesley with a mortgage from Barnsley Building Society?
Our search tool is mainly there to help choose residential conveyancing solicitors in Tyldesley but we have listed towards the end of this page some Tyldesley commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they are also authorised to represent Barnsley Building Society
Will my lawyer be making enquiries regarding flooding during the conveyancing in Tyldesley.
Flooding is a growing risk for solicitors conducting conveyancing in Tyldesley. There are those who buy a property in Tyldesley, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Tyldesley. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to discover whether the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a buyer may commence a claim for damages as a result of such an inaccurate answer. The purchaser’s lawyers may also conduct an enviro search. This will reveal whether there is any known flood risk. If so, more detailed investigations will need to be carried out.
My wife and I have a 4 bedroom Victorian property in Tyldesley. Conveyancing practitioner represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the matching property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tyldesley and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who completed the work.
I've recently bought a leasehold property in Tyldesley. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a 2 bed flat in Tyldesley, conveyancing formalities finalised June 2008. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Tyldesley with a long lease are worth £165,000. The ground rent is £50 yearly. The lease finishes on 21st October 2104
You have 78 years left to run we estimate the premium for your lease extension to be between £7,600 and £8,800 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.