A mortgage agreement from HSBC for the remortgage of my single room flat is coming any day now. Are you able to suggest a low cost conveyancing solicitor in Wigan?
You are on the wrong site if you are seeking a cheap conveyancing solicitors in Wigan. Our aim is to provide excellent value conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing brokers offering the bait of low cost conveyancing in Wigan. Optimistically, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst it will result in you invoiced for extras and still not receive the service you were looking for.
I am buying a house and need a conveyancing solicitor in Wigan who is on the Aldermore approved. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Aldermore in certain locations such as Wigan. We dont recommend any particular firm.
I am purchasing my first flat in Wigan benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my lawyer about the deal as it would jeopardize my mortgage with Barclays Direct. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a property in Wigan ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend refuse to issue a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you contact us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wigan. Conveyancing will be smoother if you use a solicitor in Wigan especially if they are accustomed to such properties in Wigan.
I am a negotiator for a long established estate agency in Wigan where we have experienced a number of leasehold sales jeopardised as a result of short leases. I have received conflicting advice from local Wigan conveyancing solicitors. Can you clarify whether the owner of a flat can initiate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I acquired a 1st floor flat in Wigan, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Wigan with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 2087
You have 62 years remaining on your lease we estimate the premium for your lease extension to be between £17,100 and £19,800 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
Midway through the sale of a leasehold flat in Wigan. Conveyancing is fine but we are being charged a fortune by the managing agents. So far we have paid £295.50 for a leasehold management pack and then another £200 plus VAT for answers to queries raised by the purchaser's lawyer.
You will not have any say over the extent of the charges for this information however the typical fee for the information for Wigan leasehold premises is £380. When it comes to Wigan conveyancing transactions it is standard for the owner to pay for these charges. The freeholder or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at high prices where the fees bear little relation to the work involved. Unfortunately there is no statute that requires set fees for administrative tasks. There is no set time frame by which they are duty bound to provide the information.