Our Cullercoats solicitor has uncovered a discrepancy when comparing the information in the valuation survey and what is in the title deeds. My lawyer says that he must ensure that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s stance legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications 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.
I am thinking of refinancing my home in Cullercoats, does my lawyer have to be on the Nottingham Conveyancing panel?
There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are due to move home in December. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Cullercoats. Conveyancing lawyer was found before I stumbled across this page.
On the day of completion you will need to pick up the keys from the estate agent but this should only occur after the previous owners lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can assist you in finding a conveyancing in Cullercoats or a legal practice that specialises in conveyancing in Cullercoats.
I am the single beneficiary of my late father’s estate with all property in now in my sole name, including the house in Cullercoats. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the property in October. Do I have to wait 6 months to sell?
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. How practical a view lenders take of it, depend on the bank as this obligation primarily exists to pick up on the purchase and immediately sell or the quick reselling of property.
I have finally had an offer on an apartment in Cullercoats accepted, the sellers do however have a tied purchase. The vendors have put an offer on a property, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a local conveyancing solicitor in Cullercoats. What should be my next step? At what stage do I apply for the mortgage with Aldermore?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then survey, Cullercoats conveyancing search costs, etc). First, you must check that your lawyer is on the Aldermore conveyancing panel. Regarding the subsequent stages this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. In a hot market some buyers would apply for a home loan with Aldermore and pay for the valuation and only if it comes back ok would they pay their conveyancer to proceed with the conveyancing in Cullercoats.
I used Stirling Law several years past for my conveyancing in Cullercoats. Now, I need my documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cullercoats of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I need to retain a conveyancing solicitor for my conveyancing in Cullercoats. I have stumble across a web site which looks to be the ideal answer If it is possible to get all formalities done via email that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My partner and I may need to sub-let our Cullercoats ground floor flat temporarily due to a new job. We instructed a Cullercoats conveyancing firm in 2002 but they have since shut and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?
The lease dictates the relationship between the freeholder and you the leaseholder; specifically, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Cullercoats do not prevent subletting altogether – such a provision would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I bought a split level flat in Cullercoats, conveyancing formalities finalised 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Cullercoats with a long lease are worth £165,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2101
With only 77 years remaining on your lease we estimate the price of your lease extension to range between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.