We're in Walkden, FTBs purchasing with a mortgage (lender is Aldermore , and our solicitor is on the Aldermore conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am the only recipient of my late father’s will with all property in now in my sole name, including the my former home in Walkden. The Walkden property was put into my name in June. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in June. Do I have to wait 6 months to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view lenders take of it, depend on the lender as this requirement primarily exists to capture subsales or the wholesaling and assigning of property.
Can I be sure that the Walkden conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Walkden seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your transaction.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Walkden bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Walkden conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend based on their published requirements. I simply don't know who is right.
The conveyancing practitioner has to comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
A relative advised me that if I am buying in Walkden I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Walkden conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Walkden around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Walkden Education with maps and statistics, Local Amenities and other useful data concerning Walkden.
How does conveyancing in Walkden differ for new build properties?
Most buyers of new build residence in Walkden contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Walkden typically acquire the site, 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 Walkden or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Walkden and how can you help?
The particular law that you refer to provides protection to commercial lessees, giving them the a statutory right to apply to court for a new lease and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Walkden
I need to instruct a conveyancing solicitor for residential conveyancing in Walkden. I have land on a web site which appears to be the perfect answer If it is possible to get all this stuff completed via email that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?