When does exchange of contracts take place for residential conveyancing in Barnard Castle and do I need to attend the conveyancers branch?
Where you are local to one of the conveyancing solicitors in Barnard Castle you are invited in to sign contracts. That being said, the law practices we work with offer a national conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you electronically. The signing of the contract is not the point of no return. A signed contract is just a prerequisite for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Barnard Castle)to be in the office available at the end of the phone to exchange contracts.
My mortgage company has suggested a law firm on their panel based in Barnard Castle but I would rather choose a conveyancing lawyer in Barnard Castle round the corner to me. Can you help?
Not all Barnard Castle conveyancing firms are approved and listed on all lender’s conveyancing panel. Use the above find an approved solicitor tool to identify a Barnard Castle conveyancing firm on the on the mortgage company panel.
I purchased my house on 3 May and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Barnard Castle said it would be dealt with inside ten days. Are properties in Barnard Castle uniquely lengthy to register?
As far as conveyancing in Barnard Castle is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. At present in the region of three quarters of submission are fully dealt with within two weeks but occasionally there can be longer hold-ups. Registration takes place once the purchaser has moved in to the premises so 'speed' is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
I opted to have a survey completed on a house in Barnard Castle before instructing lawyers. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks tend not grant a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Barnard Castle. Conveyancing may be slightly more expensive based on your lender's requirements.
I own a leasehold house in Barnard Castle. Conveyancing and HSBC Bank mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Barnard Castle who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Barnard Castle conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. 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.
I purchased a studio flat in Barnard Castle, conveyancing having been completed in 2011. Can you work out an approximate cost of a lease extension? Corresponding flats in Barnard Castle with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2084
With 59 years left to run the likely cost is going to be between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
Online research suggests that Barnard Castle solicitors are more costly than licensed conveyancers in Barnard Castle when it comes to purchasing a property. Am I better off using a conveyancer or a solicitor where I am purchasing a house in Barnard Castle.
When it comes to conveyancing in Barnard Castle the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.