I have given 8 weeks notice to my current landlord and must leave my let out property in Hexham by 7/1/2026. Conveyancing for my house purchase is underway. How realistic is it to complete in three weeks as don't want to have to find temporary accommodation?
The normal practice is not to give notice for your lease until exchange of contracts has taken place. Assuming that you have not previously done so, update to your conveyancer and ask them to they cajole the owners side, try to get a realistic time scale from them that everyone will look to achieve
I have been referred to a conveyancing solicitor in Hexham. I I am struggling to find out whether they are on the Skipton Building Society conveyancing panel. Could you or the lender confirm if they are on the panel?
You should call the solicitor and enquire whether they are on the lender panel. Otherwise please call Skipton Building Society who may be able to assist.
How can we tell if a Hexham conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Hexham obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your transaction.
The mortgage over my property is with TSB for my property in Hexham. Conveyancing has been completed a year 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 TSB?
TSB must be informed of your intention before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let 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 TSB directly. You need not do this via a TSB conveyancing panel solicitor.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hexham solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Hexham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a residence in Hexham? or Apparently there is a law dating back centuries that could mean that owners of property residing in a parish church boundary will be compelled to contribute towards maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in Hexham?
Unless a previous acquisition of the premises took place after 12 October 2013 you may assume that conveyancing practitioners delivering conveyancing in Hexham to continue to recommend a chancel search and or chancel repair liability policy.
I am buying a new build house in Hexham benefiting from help to buy. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my conveyancer about this side-deal as it would adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Completion is due on the sale of our £450,000 garden flat in Hexham next Thursday. The landlords agents has quoted £408 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Hexham?
Hexham conveyancing on leasehold flats often necessitates the buyer’s solicitor submitting questions for the landlord to answer. Although the landlord is not legally bound to address such questions the majority will be content to assist. They may levy a reasonable charge for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it is above £800. The management information fee demanded by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, otherwise the invoice is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you if you want to complete the sale of your home.
I invested in buying a ground floor flat in Hexham, conveyancing formalities finalised in 2011. 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 £176,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2105
With 80 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.