My Conveyancer in Hexham is not on the The Mortgage Works Conveyancing Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the The Mortgage Works list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Hexham solicitors but The Mortgage Works will need to retain a solicitor on their list of acceptable firms. This will result in additional total legal charges and cause frustration.
- Find a new lawyer to act in the conveyancing, not forgetting to check they are Persuade your conveyancer to use their best endeavours to join the The Mortgage Works conveyancing panel
My friend suggested that where I am purchasing in Hexham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Hexham conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Hexham 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, Hexham Education with maps and statistics, Local Amenities and other useful data regarding Hexham.
Due to the encouragement of my in-laws I had a survey completed on a house in Hexham prior to instructing lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on this type of property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hexham. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I appoint a Hexham conveyancing practitioner who is local to the property I am hoping to buy? An old friend can execute the legal work however her office is 300miles drive away.
The benefit of a high street Hexham conveyancing firm is that you can attend the office to sign documents, hand in your ID and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were impressed that should trump using an unfamiliar Hexham conveyancing lawyer just because they are round the corner.
What advice can you give us when it comes to finding a Hexham conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Hexham conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Hexham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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How experienced is the practice with lease extension legislation?
I own a split level flat in Hexham, conveyancing having been completed in 2012. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Hexham with a long lease are worth £181,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2076
You have 51 years unexpired we estimate the premium for your lease extension to be between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional 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 before seeking the advice of a professional.
Why do I have to supply my property lawyer with numerous items of ID ahead of starting selling or purchasing a property in Hexham?
Hexham conveyancing practitioners are required by the Law Society, Solicitors Regulation Authority, the Land Registry and current AML legislation to record that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, national insurance number and date of birth.