My Conveyancer in Gosforth is not on the Nationwide Building Society Solicitor Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the Nationwide Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your preferred Gosforth lawyers but Nationwide Building Society will need to instruct a solicitor on their panel. This will result in additional overall legal fees and result in delays.
- Find an alternative practitioner to to deal with the purchase, obviously checking they are on the Nationwide Building Society panel
My relative recommended that where I am purchasing in Gosforth I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Gosforth conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Gosforth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Gosforth Education with plans and statistics, Local Amenities and other useful data concerning Gosforth.
I'm purchasing my first flat in Gosforth with a loan from Yorkshire Building Society. The sellers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about the deal as it could affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How can the Landlord & Tenant Act 1954 affect my business premises in Gosforth and how can you help?
The particular law that you refer to gives security of tenure to business lessees, giving them the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Gosforth
As co-executor for the estate of my grandfather I am selling a residence in Newport but I am based in Gosforth. My lawyer (based 300 miles awayhas requested that I sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Gosforth who can witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Gosforth based
Estate agents have just been given the go-ahead to market my basement apartment in Gosforth. Conveyancing is yet to be initiated, but I have just had a quarterly maintenance charge demand – Do I pay up?
It best that you pay the service charge as normal because all rents and maintenance charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a split level flat in Gosforth, conveyancing was carried out 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Gosforth with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease comes to an end on 21st October 2078
With just 53 years left to run the likely cost is going to span between £27,600 and £31,800 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 are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.