What can a local search reveal regarding the property we're purchasing in Tyldesley?

Tyldesley conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every Tyldesley conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I completed on my house on 8 November and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Tyldesley expressed confidence that it will be recorded in a couple of weeks. Are titles in Tyldesley uniquely lengthy to register?

As far as conveyancing in Tyldesley is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry have to notify any other parties. As of today roughly 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Registration takes place after the purchaser is living at the premises thus post completion formalities is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.

How does conveyancing in Tyldesley differ for new build properties?

Most buyers of new build premises in Tyldesley approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Tyldesley 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 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 Tyldesley or who has acted in the same development.

Due to the encouragement of my in-laws I had a survey completed on a house in Tyldesley in advance of appointing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks will refuse to issue a loan on a flying freehold premises.

It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Tyldesley. Conveyancing will be smoother if you use a solicitor in Tyldesley especially if they are familiar with such properties in Tyldesley.

Do you have any advice for leasehold conveyancing in Tyldesley with the aim of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Tyldesley can be reduced where you appoint lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ conveyancers.
In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Tyldesley state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord consenting to such alterations. Where you fail to have the approvals in place do not contact the landlord without contacting your conveyancer in advance. A minority of Tyldesley leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to ongoing.

Leasehold Conveyancing in Tyldesley - Sample of Questions you should ask before Purchasing

What is the name of the managing agents? It would be wise to find out as much as possible about the company managing the block as they can either make life much easier or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to daily matters like the tidiness of the communal areas. Enquire of other people if they are happy with them. On a final note, find out the dates that the maintenance charges are due to the relevant party and precisely what you get for your money. The prefered form of lease structure is a share of the freehold. In this situation the leaseholders enjoy being in charge if their destiny and although a managing agent is frequently retained where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves.