There are numerous conveyancing solicitors in Low Moor but how do I know who I should use?

Do not opt for the lowest Low Moor conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

We have a mortgage agreed in principle with Aldermore. Low Moor conveyancing practitioners are instructed. How long does it take for Aldermore to send the offer to the property lawyer?

Some lenders take longer than others. Have Aldermore completed the survey? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

RBS have agreed my mortgage in principle, my offer on a apartment in Low Moor has been accepted, what are the next steps?

The estate agent will want to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the bank’s approved list). Call up RBS or the broker and complete any outstanding documentation. RBS will sellect a valuer who will get in contact with the estate agent or seller to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. RBS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Low Moor.

I have recentlybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Low Moor for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is in my name in the name of the former proprietor?

The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Low Moor conveyancing specialists.

I am purchasing my first flat in Low Moor with a mortgage from Nationwide Building Society. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not inform my conveyancer about this extras as it could jeopardize my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Due to the input of my in-laws I had a survey completed on a property in Low Moor before retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some banks tend refuse to issue a mortgage on such a house.

It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you contact us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Low Moor. Conveyancing will be smoother if you use a solicitor in Low Moor especially if they are accustomed to such properties in Low Moor.

I've recently bought a leasehold house in Low Moor. Am I liable to pay service charges for periods before my ownership?

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. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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).

Leasehold Conveyancing in Low Moor - Examples of Queries Prior to Purchasing

Be sure to find out if there are any onerous prohibitions in the lease. For instance plenty of leases prohibit pets being permitted in in a block in Low Moor. If you like the flatin Low Moor but your dog can’t move with you then you will be presented with a difficult determination. Is the freehold owned collectively by the leaseholders?