A friend informed me that in purchasing a property in Marple Bridge there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?

There are anumerous of properties in Marple Bridge which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Marple Bridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My partner and I have arranged a further advance on our home loan from Clydesdale as we want to carry out improvements to our home in Marple Bridge. Are we obliged to select a local Marple Bridge solicitor on the Clydesdale conveyancing panel to handle the paperwork?

Clydesdale would not normally require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.

My offer was accepted on a property in Marple Bridge on 27/3/2024, valuation was booked five days later, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Various internet forums that I have frequented warn that are a common cause of delay in Marple Bridge conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Marple Bridge.

I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Marple Bridge I like with a park and station in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Marple Bridge in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

I am using a search engine for the words conveyancing in Marple Bridge it shows results of numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for my move?

The ideal method of choosing a suitable conveyancer is via trusted referral, so seek the counsel of friends and family who have acquired a property in Marple Bridge or the local estate agent or mortgage broker. Charges for conveyancing in Marple Bridge differ, so it's sensible to obtain a minimum of four costs illustrations from different conveyancers. Be sure to obtain confirmation that the charges are assured not to rise.

I own a leasehold flat in Marple Bridge. Conveyancing and TSB mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Marple Bridge who acted for me is not around. What should I do?

First contact HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Marple Bridge conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Marple Bridge Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Who is in charge of the building? Is the freehold reversion owned jointly by the leaseholders? Its a good idea to find out as much as possible regarding the managing agents as they can either make your life much easier or problematic. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to every day matters such as the cleanliness of the communal areas. Enquire of other tenants whether they are happy with them. Finally, be sure you discover the dates that the maintenance charges are due to the appropriate party and specifically what it includes.