What is the difference between a licensed conveyancer and conveyancing solicitor in Widnes
There are many registered licenced Conveyancers in Widnes and Solicitor partnerships in Widnes to choose from It is important to make clear that the two are regulated professionals specialising in the legal aspects of the home buying process. Both can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Widnes. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Widnes?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's solicitors, and once they have received this, you should be invited to pick up the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
After months of negotiation I have agreed a price on a house in Widnes. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the lawyer called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
How does conveyancing in Widnes differ for new build properties?
Most buyers of new build property in Widnes come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Widnes tend to acquire the site, 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 Widnes or who has acted in the same development.
I am looking for a ground for flat up to £195,000 and identified one near me in Widnes I like with amenity areas and transport links nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Widnes suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
In what way can the Landlord & Tenant Act 1954 affect my business premises in Widnes and how can your lawyers assist?
The 1954 Act provides security of tenure to business lessees, granting the a statutory right to apply to court for a renewal tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Widnes
I want to rent out my leasehold flat in Widnes. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Even though your previous Widnes conveyancing solicitor is no longer around you can review your lease to see if it allows you to sublet the property. The rule is that if the lease is silent, subletting is allowed. There may be a precondition that you are obliged to obtain consent via your landlord or some other party before subletting. The net result is you not allowed to sublet without prior permission. The consent should not be unreasonably withheld. If the lease prohibits you from subletting the property you will need to ask your landlord for their consent.
Widnes Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
How many of the leaseholders are in arrears for their service charge payments? How is the lease structured? Many Widnes leasehold flats will incur a service charge for the upkeep of the building set on behalf of the landlord. Where you purchase the property you will have to meet this amount, usually quarterly throughout the year. This could vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all probability there will be a rentcharge to be met annual, ordinarily this is not a significant figure, say approximately £25-£75 but you need to enquire it because sometimes it could be surprisingly expensive.