Is the fact that my conveyancer in Royton is not identified on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?

That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Royton conveyancing practice and ask them why they are no longer on the approved list for your bank.

Can I use your services to find a Conveyancing solicitor in Royton even where I’m not buying or disposing of a house, for example where I intend to acquire a shop in Royton with a mortgage from Britannia?

Our comparison service is predominantly there to locate residential conveyancing solicitors in Royton but we have recorded towards the end of this page some Royton commercial conveyancing firms. You will need to speak with the company directly to establish if they are also authorised to represent Britannia

I am helping my aunt sell her property in Royton. Will the conveyancer arrange an EPC or should I organise this?

Following the abolition of Home Packs, energy assessments remained a compulsory element of moving house. An EPC should be commissioned in advance of the property being advertised. It is not something that conveyancers ordinarily organise. If you are instructing a Royton conveyancing lawyer they might help arrange energy performance certificates due to their contacts with reputable local assessors

Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Royton. Do I receive the keys to the premises on completion from my lawyer? If this is the case, I will find a local conveyancing solicitor in Royton?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you will be invited to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

When it comes to lenders such as Yorkshire BS, do Royton lawyers have to pay an annual charge to be on the conveyancing panel?

We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Are there restrictive covenants that are commonly identified during conveyancing in Royton?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Royton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am attracted to a couple of apartments in Royton which have approximately 50 years left on the lease term. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold flat in Royton is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most purchasers and lenders, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Royton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a 1st floor flat in Royton, conveyancing having been completed 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Royton with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2092

With just 68 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.