A friend informed me that in buying a property in Altrincham there could be a number of restrictions prohibiting external changes to the property. Is this right?
There are a number of properties in Altrincham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Altrincham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are aiming to move house in May. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you put forward a removal company in Altrincham. Conveyancing firm was chosen prior to coming across your website.
On the afternoon of completion you can pick up the house keys from the property agent but this can only be done after the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should tell the removal men that they can start moving you in. We do not recommend a specific removal company but can help you choose a residential property solicitor in Altrincham or a firm with expertise in conveyancing in Altrincham.
I am selling my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being difficult. The Altrincham solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will our conveyancer be asking questions regarding flooding as part of the conveyancing in Altrincham.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Altrincham. Some people will acquire a house in Altrincham, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that can be undertaken by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Altrincham. The standard information sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover whether the premises has ever been flooded. In the event that the premises has been flooded in past and is not notified by the seller, then a purchaser may issue a legal claim for losses as a result of such an misleading response. The purchaser’s solicitors will also carry out an environmental report. This will indicate whether there is a recorded flood risk. If so, more detailed investigations will need to be made.
Do I need to be concerned about estate agents that I am dealing with are recommending an online conveyancing firm as opposed to a High Street Altrincham conveyancing firm?
As is the case with many professional services, often recommendations from family and friends can be extremely useful or valuable. Nevertheless there are numerous people with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders may put forward conveyancers to choose. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the right to select your preferred lawyer. Don't forget that most lenders operate an approved list of solicitors you are obliged to use for the mortgage related work in your transaction.
I am a negotiator for a busy estate agency in Altrincham where we have experienced a few leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have received conflicting advice from local Altrincham conveyancing firms. Please can you confirm whether the owner of a flat can start the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord 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 purchaser.
I purchased a 2 bed flat in Altrincham, conveyancing was carried out August 2010. Can you work out an approximate cost of a lease extension? Corresponding flats in Altrincham with an extended lease are worth £221,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2089
With only 70 years left to run the likely cost is going to range between £9,500 and £11,000 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
I note that you have a search directory listing solicitors on the lender conveyancing panel. Do Altrincham conveyancing companies pay you a commission if I retain them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Altrincham.