Is there a search tool that I can utilise to find out if the solicitor conducting my conveyancing in Openshaw is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Britannia thus spending £192.00 in supplemental legal charges.

You should take advantage of the find a lender approved solicitor tool on this web page. Pick the mortgage company and type ‘Openshaw’ or your location and you will be presented with a number of lawyer offices in Openshaw or near you.

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

Given that you are now to in every practical sense signed on the dotted line you should retain a conveyancing lawyer quickly as you are faced with a tight a drop dead date to complete the transaction. All auction property will have an associated legal set of papers. This will include evidence of title and search results. Where you are dealing with leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You must give this to the lawyer working for you at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .

Can you help - my lawyer says that missing deeds insurance is necessary on my purchase. What is the level of cover for Openshaw conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

When it comes to mortgage companies such as TSB, do Openshaw solicitors have to pay an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

How does conveyancing in Openshaw differ for new build properties?

Most buyers of new build property in Openshaw contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because developers in Openshaw typically 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 conveyancing solicitors 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 Openshaw or who has acted in the same development.

I was pointed in your direction by a number of property agents in Openshaw to get a quote from a solicitor using your seach tool. What’s the financial incentive for Estate Agents to offer your services over a competitor’s?

We refuse to make any financial incentive for sending work in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I am looking at a couple of flats in Openshaw both have in the region of 50 years remaining on the lease term. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold flat in Openshaw is a wasting asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it reduces the marketability of the property. For most purchasers and banks, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Openshaw conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Openshaw Leasehold Conveyancing - Sample of Queries Prior to buying

How many years are left on the lease? It would be a good idea to find out if there is anything that is prohibited in the lease. For instance it is very common in Openshaw leases that pets are not permitted in in a block in Openshaw. If you like the apartmentin Openshaw yet your dog can’t live with you then you will be faced difficult decision. Plenty Openshaw leasehold flats will have a service charge for the upkeep of the building set by the freeholder. Should you acquire the property you will have to pay this amount, normally quarterly accross the year. This can vary from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all probability there will be a rentcharge for you to pay yearly, ordinarily this is not a significant sum, say around £50-£100 but you should to enquire as sometimes it can be many hundreds of pounds.