How can we know in advance if a Great Sankey conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Great Sankey obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I am currently in the process of buying my council flat in Great Sankey. I have a mortgage offer with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I currently have a mortgage with TSB for my property in Great Sankey. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
You must advise TSB in advance of letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel firm.
I require expedited conveyancing in Great Sankey as I am under a deadline to sign on the dotted line within 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a cash buyer you are at free not to do searches although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Great Sankey the following are examples of issues that can be revealed and adversely impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
The deeds to my property are lost. The solicitors who conducted the conveyancing in Great Sankey 10 years ago have long since closed. Will I be able to sell the house?
Nowadays there are copies made of almost everything, and your solicitor will be aware precisely where to find all the appropriate paperwork so you may purchase or dispose of your property without any difficulty. If duplicates can’t be found, your solicitor can put in place insurance or indemnities against possible claims on your premises.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Great Sankey is where the house is located. Can you shed any light on this issue?
Flying freeholds in Great Sankey are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Sankey you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Sankey may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Back In 2006, I bought a leasehold flat in Great Sankey. Conveyancing and Halifax mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Great Sankey who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the new freeholder. There is no need to instruct a Great Sankey conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Great Sankey - A selection of Queries Prior to buying
This information is useful as a) areas could cause problems in the block as the communal areas may begin to deteriorate where maintenance are not paid for b) if the leasehold owners have an issue with the managing agents you will wish to have all the details The best form of lease arrangement is if the freehold interest is owned by the leaseholders. In this scenario the lessees enjoy being in charge if their destiny and although a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent is directed by the tenants. Are any of leasehold owners in arrears of their service charge liability?