Last September we completed a house move in Westhoughton. We have noticed several problems with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been conducted as part of conveyancing in Westhoughton?

The question is vague as to the nature of the problems and if they are relate to conveyancing in Westhoughton. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the process, a property owner fills in a questionnaire called a Seller’s Property Information Form. If the information is misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Westhoughton.

Is there a reason why leasehold purchase conveyancing in Westhoughton costs more?

The conveyancing costs for a leasehold property in Westhoughton is frequently higher as compared to a freehold acquisition or disposal. This is due to the additional time necessary in communicating with the freeholder and management company to obtain information concerning whether the rent and service charges have been discharged and whether there are any significant expenditure in the near future on repairs or maintenance of the block.

I need some expedited conveyancing in Westhoughton as I am under an ultimatum to exchange contracts inside 2 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?

As you are are a cash buyer you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in Westhoughton the following are examples of what can be revealed and adversely affect future mortgageability: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...

I have been on the look out for a leasehold apartment up to £305k and found one close by in Westhoughton I like with amenity areas and railway links in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Westhoughton for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage that many years will likely be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I am in need of some leasehold conveyancing in Westhoughton. Before diving in I would like to find out the remaining lease term.

Assuming the lease is recorded at the land registry - and 99.9% are in Westhoughton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a ground floor flat in Westhoughton, conveyancing was carried out 5 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Westhoughton with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2089

With 64 years remaining on your lease we estimate the price of your lease extension to span between £14,300 and £16,400 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.