I am hoping to receive a offer of a home loan from Santander. I hope to enlist the help of a Licensed Conveyancer in Swinton. Does the Santander Conveyancing panel exclude conveyancers regulated by the CLC?

The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

How does conveyancing in Swinton differ for new build properties?

Most buyers of new build property in Swinton contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because developers in Swinton 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 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 accustomed to new build conveyancing in Swinton or who has acted in the same development.

I opted to have a survey done on a house in Swinton in advance of appointing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will not give a mortgage on this type of house.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Swinton. Conveyancing may be slightly more expensive based on your lender's requirements.

Is it simple use the search app to select a conveyancing lawyer in Swinton on the approved list for my mortgage?

Step one is to choose a bank such as Barclays , Norwich and Peterborough Building Society or Alliance & Leicester then specify your preferred area for instance Swinton. Conveyancing practices in Swinton and further afield will then be shown.

I work for a long established estate agency in Swinton where we have experienced a number of leasehold sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Swinton conveyancing firms. Can you clarify whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Swinton Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing

It would be wise to find out if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Swinton. If you like the flatin Swinton but your dog can’t live with you then you will be presented with a hard compromise. Who are the managing agents? This information is important as a) areas could result in problems in the block as the common areas may start to deteriorate if services remain unpaid b) if the tenants have a dispute with the managing agents you will want to know about it