A friend pointed out to me me that in purchasing a property in Wythenshawe there could be a number of restrictions preventing external alterations to a property. Is this right?
There are anumerous of properties in Wythenshawe which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Wythenshawe should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with Yorkshire BS for my property in Wythenshawe. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention prior to renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel firm.
The formalities of my purchase has taken place for my property in Wythenshawe. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Due to the advice of my in-laws I had a survey completed on a house in Wythenshawe prior to appointing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some lenders will refuse to give a loan on this type of premises.
It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wythenshawe. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be concerned about brokers that I am dealing with are suggesting an internet conveyancing firm rather than a local Wythenshawe conveyancing company?
As with many professional services, often suggestions from family and friends can be most helpful. Nevertheless there are lots of people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and lenders may put forward solicitors to use. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You have the discretion to choose your own conveyancer. Don't forget that some banks specify a panel list of law firms you are obliged to use for the mortgage aspect of your conveyancing.
Having checked my lease I have discovered that there are only 72 years remaining on my lease in Wythenshawe. I now wish to get lease extension but my freeholder is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to locate the freeholder. For most situations a specialist should be helpful to try and locate and to produce an expert document to be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court covering Wythenshawe.
I own a basement flat in Wythenshawe, conveyancing having been completed October 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Wythenshawe with an extended lease are worth £181,000. The ground rent is £55 charged once a year. The lease expires on 21st October 2074
With just 50 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.
Should one remove a departed person's name from the title deeds for a house in Wythenshawe?
Where a Wythenshawe property is co-owned and one of the proprietors passes away, the name will not automatically be removed from the Land Registry title. It is not necessary to amend the title as in the event of a sale you would simply be required to evidence as to the reason the co owner is missing from the conveyance, such as a grant of probate.
With the aim of making the sale conveyancing simpler for the sale of the property you can arrange to have the deceased person removed from the title entries by applying to the land registry with evidence of the death. There is no land registry fee payable.