I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather instruct a specialised conveyancing solicitor in Ashton under Lyne?

Do check but the chances are that give you one of their panel solicitors if you take up the "fee-free" deal. Call the bank and check if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Ashton under Lyne.

Does a directory service exist listing Principality panel conveyancers in Ashton under Lyne on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lenders make their panel listings viewable over the internet. Where you are in need of a Ashton under Lyne conveyancing practitioner on the Principality please make the most of our facility.

We previously instructed conveyancers with offices in Ashton under Lyne on the HSBC solicitor panel. They are now charging me a separate amount for handling the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer can charge a fee for this. The charge is not set by HSBC but by your Ashton under Lyne lawyer. Plenty of firms on the HSBC panel will levy ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.

After shopping around on the internet I have found a Ashton under Lyne conveyancing practitioner having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?

Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ashton under Lyne surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am looking for a flat up to £235,500 and found one round the corner in Ashton under Lyne I like with open areas and railway links in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Ashton under Lyne for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you can 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 and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

I am looking for a conveyancing lawyer in Ashton under Lyne for my home move. Can I review a firm’s record with the profession’s regulator?

One may search for documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.

What makes a Ashton under Lyne lease unmortgageable?

Leasehold conveyancing in Ashton under Lyne is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall A provision for the recovery of money spent for the benefit of another party.

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, The Mortgage Works, and Alliance & Leicester all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.

I purchased a basement flat in Ashton under Lyne, conveyancing having been completed in 1997. How much will my lease extension cost? Equivalent properties in Ashton under Lyne with over 90 years remaining are worth £255,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2098

With only 73 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.