I am buying a leasehold flat in Littleborough. My Solicitor is not on the bank approved list. Is it possible for me to retain my Littleborough conveyancing solicitor notwithstanding that they are excluded from the lender approved list?

One must use a property lawyer to deal with the formalities when you need a loan to purchase your home. They will carry out all the appropriate legal checks on the property, make sure that you will be properly registered as the owner and ensure that all the required mortgage documentation is in order. One may instruct a Littleborough conveyancing practitioner of your choosing. However, where the property lawyer appointed is not a member of the bank approved list supplemental fees will be incurred as separate legal representation will be required by them. Bank panel applications can be submitted, so where your lawyer has not previously applied for membership they should do so.

IfI were to acquire a freehold propertyin Littleborough mortgage fee and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Littleborough?

The only saving you would achieve is the Littleborough conveyancing searches. Your solicitor still got to do everything else - money laundering, communicating with the sellers solicitor, stamp duty submission, register the title etc. You might save a bit for them not needing to register a charge but it will not be a lot.

We are downsizing from our property in Littleborough and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Littleborough conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Littleborough. We have lived in Littleborough for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

We're novice buyers - agreed a price, but the estate agent has warned us that the seller will only move forward if we use the agent's recommended lawyers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Littleborough

It is highly unlikely the sellers are behind this. Should the seller require ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Avoid the agents and go straight to the sellers and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you will continue to use your own,trusted Littleborough conveyancing solicitors - not the ones that will give their negotiator at the agency a commission or hit his conveyancing targets set by head office.

My wife and I purchased a leasehold house in Littleborough. Conveyancing and Coventry Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Littleborough who acted for me is not around. What should I do?

The first thing you should do is make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Littleborough conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Littleborough Leasehold Conveyancing - A selection of Queries Prior to buying

Be sure to enquire if there are any onerous prohibitions in the lease. By way of example some leases prohibit pets being permitted in in a block in Littleborough. If you love the propertyin Littleborough however your dog can’t make the move with you then you will be faced difficult choice. This question is useful as a) areas may cause problems for the block as the common areas may begin to deteriorate if services remain unpaid b) if the leaseholders have an issue with the running of the building you will need to know about it How much is the yearly service fee and ground rent?