The Wigan conveyancing firm handling our Wigan conveyancing has uncovered a discrepancy when comparing the information in the home valuation report and what is in the conveyancing documents. My lawyer informs me that he is obliged to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach right?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
A colleague recommended that if I am buying in Wigan I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Wigan conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Wigan around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Wigan Education with maps and statistics, Local Amenities and other useful information regarding Wigan.
Are there restrictive covenants that are commonly identified during conveyancing in Wigan?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Wigan. 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…’
How does conveyancing in Wigan differ for newly converted properties?
Most buyers of new build or newly converted property in Wigan approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Wigan typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wigan or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Wigan and how can you help?
The 1954 Act provides a safeguard to commercial leaseholders, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Wigan is one of our hundreds of areas of the UK in which our lawyers are based
We are in the middle of purchasing a house in Wigan. Conveyancing lawyer has told us the property is "Leasehold". Will this likely impact the salability of the house?
Wigan conveyancing does not in most situations involve leasehold houses. The crucial factor here is the remaining lease term and the ground rent. If it's 999 years with a nominal rent, it's almost the same as freehold, so it shouldn't impact the saleability significantly.
On the flip side, if it's, say, Sixty years it will have a significant effect on the saleability, and most likely wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be stated in the lease provided to your conveyancer.