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Recently asked questions about conveyancing in Urmston

As someone unfamiliar with the Urmston conveyancing process what’s your top tip you can give me for the home moving process in Urmston

You may not hear this from too many lawyers but conveyancing in Urmston and elsewhere in Greater Manchester is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for conflict between you and others involved in the legal transfer of property. For example, the seller, property agent and on occasion your bank. Selecting a law firm for your conveyancing in Urmston is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose role it is to protect your best interests and to keep you safe.

Every so often a third party with a vested interest will try and persuade you that it is in your interests to do things their way. As an example, the property agent may claim to be assisting by claiming that your conveyancer is wrong. Or your mortgage broker may tell you to do something that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.

I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Urmston. My lender is Bank of Ireland

Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 18/2/2019, the requirements read as follows :

I am helping my sister sell her flat in Urmston. Will the solicitor arrange the EPC or it is for the seller to see to?

After the abolition of HIPs, energy assessments remained a compulsory element of selling a house. An energy assessment must be commissioned before the property is marketed. This is not a task that conveyancers normally organise. If you are instructing a Urmston conveyancing practitioner they might help arrange energy performance certificates given their relationships with reputable Urmston accredited person

My stepmother pointed out to me me that in buying a property in Urmston there may be various restrictions prohibiting external changes to the property. Is this right?

There are anumerous of properties in Urmston which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Urmston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am due to move house in March. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you recommend a removal company in Urmston. Conveyancing firm was organised before I stumbled across your page.

On the day of completion you can collect the keys from the selling agent but this can only be done once the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. You can advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can help you locate a residential property solicitor in Urmston or a legal practice with expertise in conveyancing in Urmston.

I used Arc property Solicitors several years past for my conveyancing in Urmston. Now, I need the documents however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Urmston of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My wife and I purchased a leasehold flat in Urmston. Conveyancing and Birmingham Midshires mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Urmston who previously acted has long since retired. Any advice?

First contact the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to instruct a Urmston conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Urmston - Examples of Queries Prior to Purchasing

    What prohibitions are contained in the Urmston Lease? How much is the ground rent and service charge? The majority of Urmston leasehold flats will have a service bill for maintenance of the block levied by the landlord. Should you acquire the apartment you will have to meet this charge, normally quarterly throughout the year. This can be anything from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a ground rent for you to pay annual, normally this is not a significant amount, say around £50-£100 but you need to check as sometimes it could be surprisingly expensive.

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