Can conveyancing in Whitworth to be done within 28 days?

In a situation where you are under time constraints to sign contracts it is advisable to make sure that your conveyancer is familiar with the location as they will make use of local relationships and intelligence. It is even conceivable that they could have handled previoushouses in the same neighbourhood. Therefore consider using a Whitworth conveyancing firm. Second, double check that the lawyer is on the on the approved list for your mortgage company. It is said that 18% of Whitworth conveyancing transactions are frustrated or derailed after discovering a buyer’s lawyer was not on their banks panel. In many cases this discovery resulted in the conveyancing being delayed by as much as three weeks. It is believed that this issue impacts in the region of 100,000 home moves every year. Almost all Whitworth conveyancing firms can not act for certain banks so do check at the outset.

I am purchasing a property in Whitworth. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?

Given that your lender is Virgin Money your lawyer must comply with the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Virgin Money where a lease does not meet these provisions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Whitworth.

It is not clear whether my mortgage offer requires a lease extension. I have called into my local Whitworth building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Whitworth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I simply don't know who is right.

The conveyancer has to follow the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Whitworth solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Whitworth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I used Action Conveyancing a few years past for my conveyancing in Whitworth. I now require my papers however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Whitworth of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have been on the look out for a leasehold apartment up to £305k and found one close by in Whitworth I like with open areas and station in the vicinity, however it only has 61 years on the lease. There is not much else in Whitworth for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a mortgage that many years may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities 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 concerning this.

What makes a Whitworth lease unacceptable for security purposes?

There is nothing unique about leasehold conveyancing in Whitworth. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

A duty to insure the building

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Norwich and Peterborough Building Society, and Clydesdale all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.

I purchased a 1 bedroom flat in Whitworth, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Whitworth with an extended lease are worth £260,000. The ground rent is £45 per annum. The lease runs out on 21st October 2100

With only 74 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.