I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a residence in Greater Manchester? or I am told that there is a law dating back centuries that could mean that homeowners residing in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Greater Manchester?
Unless a prior purchase of the premises took place post 12 October 2013 you may assume that lawyers handling conveyancing in Greater Manchester to continue to advocate a chancel search and or insurance against a claim.
How does conveyancing in Greater Manchester differ for new build properties?
Most buyers of new build or newly converted property in Greater Manchester contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Greater Manchester usually acquire the real estate, 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 used to new build conveyancing in Greater Manchester or who has acted in the same development.
I am looking for a flat up to £305k and identified one near me in Greater Manchester I like with a park and railway links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Greater Manchester in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage that many years may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
Am I better off to go with a Greater Manchester conveyancing solicitor based in the area that I am hoping to buy? We have a good friend who can carry out the legal formalities however her office is 400kilometers drive away.
The benefit of a high street Greater Manchester conveyancing practice is that you can drop in to execute documents, deliver your identification documents and apply pressure on them where appropriate. Having local Greater Manchester know how is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and the majority were happy that must trump using an unfamiliar Greater Manchester conveyancing lawyer just because they are round the corner.
What advice can you give us when it comes to appointing a Greater Manchester conveyancing practice to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Greater Manchester conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Greater Manchester conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
How many lease extensions has the firm completed in Greater Manchester in the last twenty four months? If they are not ALEP accredited then why not?
Greater Manchester Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing
How many of the leaseholders are in arrears for their service charge payments? Best to be warned if fixing the lift or some other significant cost is anticipated to be shared amongst the leasehold owners and may well dramatically impact the level of the service charges or require a one off payment. What prohibitions are there in the Greater Manchester Lease?