We are selling our house in Bishop Auckland. Does the property lawyer need to be on the Skipton conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
I am buying a property in Bishop Auckland. One unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Bank of Ireland your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not satisfy these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Bishop Auckland.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Bishop Auckland lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Intending to buy a flat in Bishop Auckland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bishop Auckland property lawyer is on the Principality conveyancing panel.
Will our conveyancer be making enquiries concerning flooding during the conveyancing in Bishop Auckland.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Bishop Auckland. Some people will purchase a property in Bishop Auckland, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or by their lawyers which can figure out the risks in Bishop Auckland. The standard information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to determine if the premises has suffered from flooding. If the property has been flooded in past and is not disclosed by the seller, then a buyer could bring a legal claim for losses as a result of such an incorrect response. A buyer’s lawyers should also conduct an enviro search. This will disclose whether there is a recorded flood risk. If so, more detailed investigations should be initiated.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Bishop Auckland is the location of the property. Can you offer any advice?
Flying freeholds in Bishop Auckland are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bishop Auckland you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bishop Auckland may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it simple use your search app to locate a conveyancing solicitor in Bishop Auckland on the approved list for my mortgage?
First choose a lender such as Barclays , Bank of Scotland or Aldermore then choose your preferred area e.g. Bishop Auckland. Conveyancing practices in Bishop Auckland and further afield will then be listed.
What advice can you give us when it comes to finding a Bishop Auckland conveyancing practice to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Bishop Auckland conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Bishop Auckland conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
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What are the legal fees for lease extension conveyancing? How many lease extensions have they carried out in Bishop Auckland in the last 12 months?
Bishop Auckland Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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Its a good idea to find out as much as possible about the managing agents as they can either make life much simpler or problematic. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to practical issues such as the upkeep of the communal areas. Enquire of prospective neighbours what they think of their management. In conclusion, find out the dates that the service charges are due to the managing agents and specifically what it includes. Is the freehold owned jointly by the leaseholders? Most Bishop Auckland leasehold flats will incur a service bill for the upkeep of the building levied by the landlord. Should you purchase the flat you will have to meet this charge, usually quarterly during the year. This may vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all probability there will be a rentcharge for you to pay annual, ordinarily this is not a significant sum, say about £25-£75 but you need to enquire as on occasion it could be surprisingly expensive.