I am in a contract race with another prospective purchaser for a property in Ince in Makerfield. What can I do to speed up the buying process?

In the event that you are under time constraints to exchange it is highly recommended that your conveyancer is familiar with the area as they will make use of local connections and insight. It is even conceivable that they may have transacted previousproperties in the same neighbourhood. Therefore consider using a Ince in Makerfield conveyancing firm. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is said that just under twenty per cent of Ince in Makerfield conveyancing deals are delayed or derailed after discovering a purchaser’s conveyancer was not on their banks panel. This can often result in the transaction being frustrated by as much as three weeks. It is understood that this issue affects approximately 100,000 home sales every year. Most Ince in Makerfield conveyancing firms can not act for certain banks so do check at the outset.

How does conveyancing in Ince in Makerfield differ for new build properties?

Most buyers of new build property in Ince in Makerfield approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because builders in Ince in Makerfield usually 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 conveyancing solicitors 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 used to new build conveyancing in Ince in Makerfield or who has acted in the same development.

My husband and I are first time buyers - agreed a price, yet the estate agent informed us that the vendor will only issue a contract if we use their chosen lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Ince in Makerfield

We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Contact the sellers directly and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to use your own,trusted Ince in Makerfield conveyancing solicitors - not the ones that will give their negotiator at the agency a commission or hit his conveyancing targets set by head office.

Last October I purchased a leasehold property in Ince in Makerfield. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a garden flat in Ince in Makerfield, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Ince in Makerfield with an extended lease are worth £186,000. The ground rent is £55 yearly. The lease terminates on 21st October 2078

With 52 years unexpired the likely cost is going to be between £29,500 and £34,000 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

What is the reason for new build conveyancing in Ince in Makerfield being more expensive?

Acquiring a new build home is significantly different from the normal house purchase conveyancing in Ince in Makerfield. Firstly developers ordinarily insist contracts to exchange inside a short timeframe, the result being a lot of pressure on your lawyer to ensure all is in order. In addition new build conveyancing frequently necessitate the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank requirements are also more demanding. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.