Can your site be used to locate a Conveyancing solicitor in Westhoughton even if I’m not buying or disposing of a house, for example if I intend to acquire a shop in Westhoughton with a mortgage from Norwich and Peterborough Building Society?
Our search tool is mainly utilised to help choose residential conveyancing solicitors in Westhoughton but we have set out at the bottom of this page a selection of Westhoughton commercial conveyancing firms. You will need to speak with the company directly to see if they can also act for Norwich and Peterborough Building Society
I am assisting my mother sell her house in Westhoughton. Will the conveyancing solicitor arrange the energy performance certificate or should I organise this?
After the demise of HIPs, EPC’s became a required element of moving property. An EPC must be commissioned in advance of the property being marketed. It is not something that conveyancers ordinarily arrange. If you are instructing a Westhoughton conveyancing solicitor they might help arrange EPC’s given their contacts with reputable local accredited person
I happen to be the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Westhoughton. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in March. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view banks take of it, depend on the mortgage company as this requirement primarily exists to capture the purchase and immediately sell or the quick reselling of property.
I recently had an offer accepted on a house in Westhoughton. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. Shortly after, the lawyer called me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I purchased my home on 16 August and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Westhoughton said it would be registered in less than a month. Are properties in Westhoughton uniquely lengthy to register?
There is nothing unique about conveyancing in Westhoughton registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry have to notify any third persons or bodies. At present in the region of three quarters of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration is effected once the purchaser is living at the property so post completion formalities is not usually top priority but where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
I decided to have a survey carried out on a property in Westhoughton ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders tend not give a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Westhoughton. Conveyancing will be smoother if you use a solicitor in Westhoughton especially if they are acquainted with such properties in Westhoughton.
My business partner and I are wishing to take over a lease of a shop on the high street. Can you recommend solicitors offering no-sale-no fees for commercial conveyancing in Westhoughton for less than 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Westhoughton, including the disposal and purchase of businesses as well as simply property. Whether you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right firm. As for the charges this will depend on the structure and complexity of the deal. Please provide us with your details or telephone so as to enable us to supply you with a detailed commercial conveyancing calculation.
I am tempted by the attractive purchase price for a two maisonettes in Westhoughton both have approximately fifty years unexpired on the leases. Will this present a problem?
There are no two ways about it. A leasehold flat in Westhoughton is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the property. For most purchasers and lenders, leases with less than eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Westhoughton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Westhoughton Leasehold Conveyancing - Sample of Queries before buying
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What prohibitions exist in the Westhoughton Lease? Many Westhoughton leasehold flats will be liable to pay a service charge for maintenance of the building levied on behalf of the freeholder. If you buy the apartment you will have to meet this liability, normally periodically accross the year. This could differ from a few hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all likelihood there will be a ground rent to be met annual, this is usually not a significant figure, say about £50-£100 but you should to enquire as on occasion it can be prohibitively expensive.