Completed the sale of my flat in Newton-le-Willows last December yet the purchaser is SMS messaging every few hours complaining that her lawyer needs to hear from mine. What are the post completion sale legalities following completion?

After completion of your disposal your solicitor is duty bound to send the transfer documentation and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer must also send confirmation that the home loan has been paid off to the buyers lawyers. There is unlikely to be post completion procedures just for conveyancing in Newton-le-Willows.

I have Fifty Six years unexpired on my lease and require a lease extension for my apartment in Newton-le-Willows. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions correct?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 10/11/2024 the requirements read as follows :

A colleague pointed out to me me that in buying a property in Newton-le-Willows there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?

There are a number of properties in Newton-le-Willows which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Newton-le-Willows should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have a mortgage with Coventry BS for my property in Newton-le-Willows. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

Your original mortgage agreement with Coventry BS will provide that you need their approval before letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel firm.

At last I have had an offer on a flat in Newton-le-Willows accepted, but there is a chain. The owners have offered on a property, but it’s not been accepted yet, and are looking at other properties in the pipeline. I have instructed a high street conveyancing solicitor in Newton-le-Willows. What should be my next step? At what stage do I apply for the mortgage with HSBC?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Newton-le-Willows conveyancing search fees, etc). First, you must check that your property lawyer is on the HSBC approved list. Regarding the next steps this very much depends on the circumstances of your case, motivation for this property and on the state of the market. In a hot market the majority of buyers will apply for the mortgage with HSBC and arrange for the valuation and only if it was satisfactory would they request their solicitor to press on with the conveyancing in Newton-le-Willows.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial land in Newton-le-Willows?

Many commercial conveyancing solicitors in Newton-le-Willows will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Newton-le-Willows. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Newton-le-Willows.

For each commercial conveyancing transaction in Newton-le-Willows it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Newton-le-Willows commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Newton-le-Willows.

My husband and I are 18 days into a leasehold purchase having been referred to a firm by the selling agent to execute conveyancing in Newton-le-Willows. I am not happy. Could you you assist me in finding new solicitors?

A conveyancer would have to be really bad to suggest diss instructing them. Has the loan offer been generated? In the event that it has you must inform them of the new contact details and get the offer are re-sent. Your new solicitor ideally needs to be on the banks approved list to avoid supplemental charges and frustration. So that should be your first question of the new solicitors. The find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Newton-le-Willows