Finally the sale completed on my house in Longbenton last July yet the purchaser is e-mailing every few hours to moan that his conveyancer is waiting to hear from myconveyancer. What should my lawyer have done following completion?
Following your disposal your lawyer is duty bound to send the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where relevant, your solicitor should also evidence that the home loan has been redeemed to the buyers conveyancers. There is unlikely to be post completion requirements unique to conveyancing in Longbenton.
I am purchasing a victorian detached house in Longbenton. We would like to convert the garage to a playroom at the property.Will the conveyancing process include enquiries to determine if these alterations are allowed?
Your property lawyer will check the deeds as conveyancing in Longbenton will sometimes identify restrictions in the title documents which prevent categories of works or need the permission of a 3rd party. Many additions need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
We previously appointed solicitors based in Longbenton on the Santander solicitor panel. They are now charging me an additional charge for handling the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner may charge a fee for this. The fee is not dictated by Santander but by your Longbenton property lawyer. Plenty of firms on the Santander panel will charge ’dealing with mortgage’ fee and others do not.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Longbenton bank branch on numerous occasions and was informed it wasn't a problem and they will lend. My Longbenton conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the property lawyer is on the lender approved list, they must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I'm buying a new build house in Longbenton with the aid of help to buy. The builders refused to move on the amount so I negotiated £7000 of additionals instead. The house builders rep told me not to tell my conveyancer about the side-deal as it could impact my mortgage with the bank. Should I keep quiet?.
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.
What does commercial conveyancing in Longbenton cover?
Commercial conveyancing in Longbenton incorporates a broad array of guidance, given by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I am on look out for some leasehold conveyancing in Longbenton. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
If the lease is recorded at the land registry - and almost all are in Longbenton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a 2 bed flat in Longbenton, conveyancing was carried out June 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Longbenton with over 90 years remaining are worth £265,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2100
You have 75 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more 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 clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
We are contemplating choosing a web based solicitor ahead of a Longbenton conveyancing firm. Any advice?
Advantages do exist in having the opportunity to attend a local Longbenton conveyancing solicitor such as
- signing papers and and when necessary
- often being able to see someone face-to-face can make a huge difference, particularly for non-standard house moves
- the ability to complain if matters need to addressed
When comparing quotes, look out for hidden extras. Most decent Longbenton high street solicitors give an all-inclusive price. Many online companies appear to offer low cost fees, yet have burried 'extras' in the fine print.