I am hoping to receive a offer of a home loan from Halifax. I would like to retain the legal services of a Licensed Conveyancer in Ashton in Makerfield. Does the Halifax Solicitor panel exclude Licensed Conveyancers?

The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I'm purchasing my first flat in Ashton in Makerfield benefiting from help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my solicitor about the deal as it could jeopardize my loan with Platform Home Loans Ltd. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to appoint a conveyancing solicitor for purchase conveyancing in Ashton in Makerfield. I've land on a site which looks to be the perfect answer If it is possible to get all this stuff done via phone that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am tempted by the attractive purchase price for a two flats in Ashton in Makerfield both have about forty five years unexpired on the leases. Do I need to be concerned?

There are plenty of short leases in Ashton in Makerfield. The lease is a legal document that entitles you to use the property for a period of time. As the lease gets shorter the value of the lease decreases and results in it becoming more costly to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies may be unwilling to lend money on such properties. Lease extension can be a protracted process. We recommend you get professional help from a conveyancer and surveyor with experience in this field.

I purchased a split level flat in Ashton in Makerfield, conveyancing was carried out in 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Ashton in Makerfield with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease comes to an end on 21st October 2081

With only 57 years remaining on your lease we estimate the premium for your lease extension to be between £28,500 and £33,000 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

Why do Ashton in Makerfield conveyancing charges are higher for leasehold and freehold properties?

Leasehold conveyancing in Ashton in Makerfield more often than not will involve additional due diligence such as reviewing the lease, liaising with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.