Me and my wife are purchasing our first house. Our conveyancing practitioner has e-mailedto ask if we would like to purchase supplemental conveyancing searches. Unfortunately we in the dark as to what's relevant for conveyancing in Ramsbottom

The type of Ramsbottom conveyancing searches depends primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What is important is that you adequately comprehend what information the searches could give you. Then you can make a decision if you personally think you need that information. Should you be uncertain, ask your property lawyer to guide you.

Having sold my house in Ramsbottom last March yet the purchaser is telephoning every few hours complaining that her lawyer needs to hear from mysolicitor. What are the post completion sale legalities now that I have sold?

Post completion of your sale your conveyancer is committed to forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Where relevant, your conveyancer must also send confirmation that the home loan has been paid off to the purchasers lawyers. There are no post completion procedures specific conveyancing in Ramsbottom.

Is it the case that all Ramsbottom CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?

It is true that some lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

I am currently in the process of buying my council flat in Ramsbottom. I have a mortgage offer with Lloyds. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

I can not fathom if my bank requires a lease extension. I have called into my local Ramsbottom building society branch on various occasions and was told they are content with the situation and they would lend. My Ramsbottom conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.

Provided that the solicitor is on the bank panel, she or he must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I only have Seventy years remaining on my lease in Ramsbottom. I now wish to extend my lease but my freeholder is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to find the freeholder. For most situations a specialist would be helpful to try and locate and prepare an expert document which can be used as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Ramsbottom.

Leasehold Conveyancing in Ramsbottom - Examples of Questions you should ask before Purchasing

How many of the leaseholders are in arrears for their maintenance charge payments? Please note that where the lease has no more than eighty years it will affect the marketability of the property. Check with your lender that they are content with remaining years on the lease. A short lease means that you will probably need a lease extension at some point and you need to have some idea of what this will be. For most Ramsbottomlease extensions you will need to own the residence for 24 months in order to be entitled to extend the lease.

Been reading online that Ramsbottom solicitors are more costly than Ramsbottom conveyancers in Ramsbottom when it comes to buying a property. So is it better if I use a conveyancer or a solicitor if I am buying a property in Ramsbottom.

When it comes to conveyancing in Ramsbottom the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.