My bid for a property was accepted at auction in Dukinfield. Conveyancing is required. What is next?

Now that you are legally committed yourself to purchase you must find a conveyancing lawyer quickly as you are faced with a fast approaching deadline in which to complete the conveyancing. Every auction property will have an associated auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You need to give this to the solicitor instructed by you as soon as possible. Do make sure that you have funds in place to complete the transaction on the set completion date.

My wife and I buying a 3 bedroom semi in Dukinfield. We would like to an extension at the rear at the house.Will legal work on the property include enquiries to see if these alterations are allowed?

Your property lawyer will check the registered title as conveyancing in Dukinfield can sometimes identify restrictions in the title documents which restrict certain works or necessitated the consent of a 3rd party. Certain extensions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.

I recently had an offer accepted on a house in Dukinfield. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. Not long after, the solicitor contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Dukinfield I like with a park and railway links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Dukinfield in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could 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 concerning this matter.

Are there any apps to help locate a Dukinfield solicitor on the Halifax conveyancing panel? I drive a motor bike and am willing to travel upto 10miles to meet the lawyer.

Feel free to make use of the facility on this website. Please select a mortgage company and your location and you will see a number of Dukinfield conveyancing lawyers based on proximity. We have listed some Dukinfield conveyancing firms at the bottom of this page and you can contact them to see if they are on the Halifax member panel

Having had my offer accepted I require leasehold conveyancing in Dukinfield. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.

Assuming the lease is registered - and almost all are in Dukinfield - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Dukinfield Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

What is the length of the lease? Make sure you discover if the the lease contains any unreasonable restrictions in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in Dukinfield. If you like the flatin Dukinfield but your cat can’t live with you then you will be presented with a difficult compromise. Its a good idea to discover as much as possible about the managing agents as they will either make life much easier or much more difficult. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to day to day issues like the upkeep of the common parts. Enquire of prospective neighbours if they are happy with their service. Finally, investigate as to the dates that the maintenance charges are due to the managing agents and specifically what you get for your money.

A licensed conveyancer acted on my conveyancing in Dukinfield half a dozen years past having stored my registration certificates but has since been shut down – What can I do to retreive them?

Title deeds, as such, no longer exist as most properties in Dukinfield are recorded digitally at Land Registry. Should you need to establish evidence of proprietorship or are selling or refinancing your lawyer should obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.