After what seems like an age a loan agreement from NatWest for the refinancing of my 4 bedroom flat is coming any day now. Are you able to recommend a low cost conveyancing solicitor in Ashton under Lyne?

This site is not designed to aid those in pursuit of the cheapest conveyancing in Ashton under Lyne. Our intention is to offer cost effective conveyancing but our intention is not to work with the cheapest lawyers. Do not be fooled by companies enticing you with £100 conveyancing in Ashton under Lyne. Optimistically, in deciding on cheap conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not get the service you were hoping for.

I need some expedited conveyancing in Ashton under Lyne as I am faced with pressure to sign on the dotted line within 2 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?

If.Given you are not obtaining a mortgage you have the choice not to have searches carried out although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Ashton under Lyne the following are instances of what can show up and adversely affect future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...

How does conveyancing in Ashton under Lyne differ for new build properties?

Most buyers of new build or newly converted property in Ashton under Lyne approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Ashton under Lyne tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ashton under Lyne or who has acted in the same development.

Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Ashton under Lyne I like with amenity areas and station in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Ashton under Lyne suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage that many years will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £275,000 garden flat in Ashton under Lyne next week. The freeholder has quoted £348 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Ashton under Lyne?

Ashton under Lyne conveyancing on leasehold maisonettes normally involves fees being levied by freeholders :

Addressing conveyancing due diligence enquiries Where consent is required before sale in Ashton under Lyne Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Ashton under Lyne leasehold property is £350. For Ashton under Lyne conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I own a 1st floor flat in Ashton under Lyne, conveyancing was carried out June 2012. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Ashton under Lyne with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2082

With just 56 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.