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Recently asked questions about conveyancing in Audenshaw

Recently been in touch with my conveyancing lawyer in Audenshaw who conducted the legals 18 months ago asking for a conveyancing costs illustration based on the same type of house sale & purchase (a leasehold residence and a freehold premises) of almost identical values with a home loan from Halifax. I am now being charged twice the amount. Better the devil I know or do I seek out a cheaper internet property lawyer?

The estimate fees seem a bit high. If you shop around you may be able to shave off some of the expense by perhaps a hundred pounds. On the other hand, assuming were pleased with the assistance the firm gave you mightlive to regret opting for an a cheaper solicitor. If is important to be sure that the firm can also act for Halifax. You can utilise our search tool to select a Audenshaw conveyancing firm on the Halifax approved list of lawyers, which can often include conveyancing solicitors in Audenshaw.

I am considering refinancing my flat in Audenshaw, does my lawyer have to be on the Lloyds Conveyancing panel?

In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

It has been 4 months following my purchase conveyancing in Audenshaw took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am looking for a leasehold apartment up to £245,000 and found one near me in Audenshaw I like with amenity areas and transport links in the vicinity, however it only has 61 years on the lease. There is not much else in Audenshaw for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the shortness of the lease will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

Can you provide any advice for leasehold conveyancing in Audenshaw from the point of view of expediting the sale process?

  • A significant proportion of the delay in leasehold conveyancing in Audenshaw can be reduced where you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information needed by the purchasers’ solicitors.
  • If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Arranging a re-issued share certificate can be a time consuming process and slows down many a Audenshaw conveyancing transaction. Where a reissued share is needed, you should approach the company officers or managing agents (where relevant) for this sooner rather than later. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Audenshaw state that internal structural changes or installing wooden flooring calls for a licence from the Landlord acquiescing to such works. Should you dont have the paperwork in place you should not contact the landlord without contacting your solicitor in the first instance. Some Audenshaw leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual 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. If you have had conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unresolved.

Audenshaw Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

    Be sure to discover if there is anything that is prohibited in the lease. For instance it is fairly common in Audenshaw leases that pets are not allowed in in a block in Audenshaw. If you love the apartmentin Audenshaw but your cat is not allowed to move with you then you will be presented with a difficult determination. Many Audenshaw leasehold apartments will have a service bill for the upkeep of the block invoiced on behalf of the landlord. Should you purchase the property you will have to meet this amount, normally in instalments throughout the year. This can vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a ground rent for you to pay yearly, normally this is not a large sum, say around £50-£100 but you need to check it because occasionally it can be surprisingly expensive.

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