We note that you have a post code search directory listing solicitors on the Nationwide conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Belford?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Belford.
The Belford conveyancing firm that I recently instructed on my house acquisition in Belford have without warning closed. I chose them because I needed a firm on the Nationwide conveyancing panel and my family Belford lawyer was not. I paid them 275 plus VAT in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
My bid for a property was accepted at auction in Belford. Conveyancing is needed. What happens now?
Given that you have now for in every practical sense signed on the dotted line you will need to hire the services of a conveyancing solicitor soon as you now have a fast approaching deadline in which to complete the conveyancing. An auction property should have a bespoke legal set of papers. This will include evidence of title and search results. If you have purchased leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You need to give this to the conveyancer working for you as soon as possible. Do make sure that your finances are in place to complete on the on the contractual date .
We are aiming to move home in October. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Belford. Conveyancing solicitor was organised before I stumbled across your site.
On the day of completion you will need to pick up the keys from the estate agent however this can only happen when the vendors solicitors inform the agent that they have the completion monies and the keys can be released. You should tell the removal company that they can start moving you in. We do not recommend a specific removal organisation but can help you locate a residential property solicitor in Belford or a firm with expertise in conveyancing in Belford.
I am the sole recipient of my late grandmother’s estate and I have everything in my name now, including the my former home in Belford. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the property in August. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Most mortgage companies would take a sensible view as this requirement primarily exists to identify subsales or the flipping of property.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who dealt with the conveyancing in Belford 4 years ago have long since closed. Will I be able to sell the house?
Assuming the title is registered the details of your ownership will be documented by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, locate your property and order current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
I am using a search engine for the phrase on line conveyancing in Belford it reveals many property lawyersin the vicinity. How do I determine which is the suitable conveyancing solicitor for purchase transaction?
The ideal method of seeking the right conveyancer is via trusted referral, so ask friends and family who have bought a property in Belford or a respected estate agent or mortgage broker. Fees for conveyancing in Belford differ, so it's sensible to secure a minimum of four estimates from different companies. Be sure to seek confirmation what costs in the quote includes.
My wife and I purchased a leasehold house in Belford. Conveyancing and TSB mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Belford who previously acted has long since retired. Any advice?
First contact HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Belford conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a ground floor flat in Belford, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Belford with over 90 years remaining are worth £206,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2090
With just 65 years unexpired the likely cost is going to be between £13,300 and £15,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.