We see that you have a post code search directory listing firms on the Clydesdale conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Walkden?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Walkden.
Various internet forums that I have visited warn that are a common reason for hinderance in Walkden conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Walkden.
I purchased a 4 bedroom Georgian property in Walkden. Conveyancing lawyer acted for me and Barclays . I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to 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 Walkden and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who conducted the purchase.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Walkden is the location of the property. What do you suggest?
Flying freeholds in Walkden are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Walkden you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Walkden may decide 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.
Can you offer any advice when it comes to finding a Walkden conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Walkden conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Walkden conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
-
If the firm is not ALEP accredited then why not? What volume of lease extensions has the firm conducted in Walkden in the last twenty four months?
I purchased a basement flat in Walkden, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Walkden with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2092
You have 67 years unexpired we estimate the premium for your lease extension to be between £10,500 and £12,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
Are there any compelling advantages to selecting a local conveyancing practitioner in Walkden
Home movers in Walkden prefer a local solicitor so that they can visit if they have concerns, and to deliver mortgage deeds without using the Royal Mail.
There is a marginal benefit when opting for a lawyer nearby to a house you are planning to purchase, due to the in-depth knowledge of the locality and possible local issues - but this is moot. Most conveyancers are now online and could be based anywhere.