A colleague recommended that if I am buying in Lancashire I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Lancashire conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Lancashire around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Lancashire Education with plans and statistics, Local Amenities and other useful information concerning Lancashire.
How does conveyancing in Lancashire differ for newly converted properties?
Most buyers of new build property in Lancashire approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Lancashire tend to buy the land, 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 property lawyers 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 Lancashire or who has acted in the same development.
I opted to have a survey done on a property in Lancashire in advance of instructing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some lenders may not issue a loan on this type of property.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lancashire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lancashire to see if the conveyancing will be more expensive.
I was pointed in your direction by a few selling agents in Lancashire to locate a solicitor on your site. Is there a financial inducement for Estate Agents to market your services rather than another?
We refuse to make any commission for directing people to this site. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Do you have any top tips for leasehold conveyancing in Lancashire with the intention of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Lancashire can be avoided where you appoint lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information needed by the purchasers’ lawyers. If you have the benefit of shareholding in the freehold, you should make sure that you hold the original share certificate. Arranging a replacement share certificate is often a lengthy process and delays many a Lancashire home move. Where a new share is required, do contact the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this by asking your solicitors. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the lease term is under 75 years. In the circumstances it is important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Many freeholders or Management Companies in Lancashire levy fees for providing management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Lancashire.
Lancashire Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
Best to be warned if redecorating or some other significant cost is due shortly that will be shared between the leasehold owners and could well materially increase the the service charges or necessitate a specific payment. Are any of leasehold owners in arrears of their service charge liability? You will want to find out as much as you can concerning the company managing the building as they will either make your life much easier or uncomfortable. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to every day matters like the upkeep of the common parts. Enquire of other people if they are happy with their management. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and specifically how they are spending the funds.