Finally the sale completed on my house in Dunston last October yet the purchaser is SMS messaging every few hours to moan that her lawyer is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor is duty bound to forward the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer should also confirm that the mortgage has been repaid to the buyers conveyancers. There are no post completion formalities specific conveyancing in Dunston.
My flat in Dunston is up for sale and I have accepted an offer. Will my conveyancing practitioner need to be on the Barclays conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Barclays 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 conditions fairly frequently currently.
Does a directory service exist listing Skipton panel solicitors in Dunston on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings open the public over the internet. Where you are in need of a Dunston property lawyer on the Skipton please use our facility.
We previously appointed conveyancers based in Dunston on the Lloyds solicitor panel. They are now charging me a further amount for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. The charge is not set by Lloyds but by your Dunston solicitor. Some firms on the Lloyds panel will charge an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Dunston conveyancer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Me and my brother have a terraced Edwardian property in Dunston. Conveyancing solicitor represented me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dunston and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
I'm refinancing my existing property to a BTL mortgage with Accord Mortgages Ltd and intend to use the remaining equity towards further property. The area we are talking about is Dunston. Will your conveyancers be able to act for the two banks and tie in the transactions?
Make use of our comparison tool on this site to ensure that the conveyancers are on the relevant lender panels. On the basis that they are the lawyer will be able to connect the two deals but you should talk with you conveyancer and communicate your desired outcome and requirements.
There are only 68 years left on my flat in Dunston. I need to extend my lease but my freeholder is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to locate the freeholder. In some cases an enquiry agent may be useful to try and locate and to produce a report which can be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Dunston.
I invested in buying a leasehold flat in Dunston, conveyancing was carried out October 2012. Can you work out an approximate cost of a lease extension? Similar properties in Dunston with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2105
With 80 years left to run the likely cost is going to span between £7,600 and £8,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.