I am purchasing a leasehold flat in Ashton. My Solicitor is not on the bank solicitor panel. Is it possible for me to appoint my Ashton conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?

One will need to appoint a property lawyer to deal with the legal work required when you require a mortgage to purchase your property. The solicitor will carry out all the relevant investigations on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage documentation is dealt with. One may select a Ashton conveyancing practitioner of your choice. Nevertheless, if the solicitor selected is not a member of the bank approved list further fees will be incurred as separate legal representation will be required by them. Bank panel applications may be submitted, so provided your conveyancer has not previously applied for membership they should take the chance to apply.

Can the conveyancing solicitors that you recommend conduct auction conveyancing in Ashton?

We know of a few auction lawyers we can put you in touch with those conducting auction conveyancing. Ashton is one of hundreds of locations where our lawyers have a presence.

We're FTB’s - agreed a price, but the selling agent informed us that the seller will only move forward if we appoint the agent's preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in Ashton

It is improbable the sellers are behind this. If they require ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and make sure they understand (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to use your own,trusted Ashton conveyancing firm - not the ones that will earn their negotiator at the agency a kickback or meet his conveyancing targets demanded by corporate headquarters.

Can you provide any advice for leasehold conveyancing in Ashton with the intention of expediting the sale process?

• Much of the delay in leasehold conveyancing in Ashton can be reduced where you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ lawyers.
You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is below 75 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. Some Ashton leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Ashton state that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord acquiescing to such works. If you fail to have the consents to hand do not contact the landlord without checking with your conveyancer in advance.

I am the registered owner of a basement flat in Ashton, conveyancing formalities finalised December 1995. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Ashton with an extended lease are worth £206,000. The ground rent is £45 per annum. The lease ends on 21st October 2090

With 66 years left to run we estimate the price of your lease extension to span between £12,400 and £14,200 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

Are the Ashton conveyancing lawyers identified as being on the mortgage company conveyancing panel, together with their details provided by the lender?

Ashton law firm practices and firms conducting conveyancing in Ashton themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the bank directly.