What is the best way to search for the right solicitor who can provide a high level service for our conveyancing in Chester le Street?
Option 1 is to ask the people you trust who they used in the past and if they were happy with the service.
Option 2 is to look on the internet for conveyancing in Chester le Street. Call two or three listed and invite them to send you their conveyancing fee calculations and discuss your needs with the solicitor who will handle the conveyancing beforecommitting.
Option 3 is to make use of this site to assist you in finding the right lawyers for you based on your individual factors including location,deadlines, complexity and who the proposed lender is. Don't take the bait of low cost conveyancing in Chester le Street
My grandmother passed away six months ago and as sole heir and executor I was left the property in Chester le Street. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you plan to refinance then RBS will insist on your using a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
We are aiming to move house in May. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Chester le Street. Conveyancing solicitor was organised before I stumbled across your website.
On the afternoon of completion you can collect the keys from the property agent however this should only happen after the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. You should advise the removal company that they can start moving you in. We are not in a position to suggest a particular removal organisation but can assist you in locating a residential property solicitor in Chester le Street or a solicitor that specialises in conveyancing in Chester le Street.
I have a mortgage with Principality for my property in Chester le Street. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval prior to renting your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel firm.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Chester le Street building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Chester le Street conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. I have no idea who is right.
Your conveyancing practitioner has to follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
It has been four months following my purchase conveyancing in Chester le Street concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build apartment in Chester le Street. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Chester le Street
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I've recently bought a leasehold flat in Chester le Street. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a leasehold flat in Chester le Street, conveyancing was carried out in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Chester le Street with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2091
With 66 years remaining on your lease the likely cost is going to range between £11,400 and £13,200 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.