Please could you suggest a Norwich and Peterborough Building Society accepted Northumberland conveyancing practice finish our house move within under 3 weeks? Am I best advised to unstruct a local Northumberland conveyancer or a national firm?
We would be happy to suggest some excellent Northumberland conveyancing firms. You can also walk up the main road in Northumberland. Visit a couple of firms and ask to speak with a conveyancing solicitor for a quote. Discuss your expectations together with your reasons and get a commitment on your deadline. Choose the one that genuine.
My husband and I are purchasing a newly converted apartment in Northumberland with a homeloan from National Westminster Bank.We use our Northumberland conveyancing solicitor but National Westminster Bank informed us she’s not listed on their "panel". It seems we have little choice but to instruct a National Westminster Bank panel lawyer or keep our high street solicitor and pay for a National Westminster Bank panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The home loan offered to you is subject to its terms and conditions, a common one being that solicitors will be on the National Westminster Bank solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for National Westminster Bank
I am purchasing a end of terrace house in Northumberland. We would like to carry out an extension to the side at the house.Will legal conveyancing on the property include enquiries to ascertain if these alterations are allowed?
Your property lawyer should check the registered title as conveyancing in Northumberland can on occasion reveal restrictions in the title documents which prevent categories of alterations or necessitated the consent of another owner. Many additions require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I currently have a mortgage with Lloyds for my property in Northumberland. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
You must advise Lloyds before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.
I was told four weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Northumberland is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some fast conveyancing in Northumberland as I am under pressure to sign on the dotted line inside one month. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you are at free not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Northumberland the following are examples of issues that can arise and therefore impact future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Road Schemes,...
I have a semi-detached Georgian house in Northumberland. Conveyancing practitioner acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the matching property. 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Northumberland and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing practitioner who conducted the work.
Can you offer any advice when it comes to choosing a Northumberland conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Northumberland conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Northumberland conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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What are the charges for lease extension conveyancing? What volume of lease extensions has the firm completed in Northumberland in the last 12 months?
Northumberland Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
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The answer will be helpful as a) areas can cause problems in the block as the communal areas may begin to deteriorate if repairs are not paid for b) if the tenants have a dispute with the managing agents you will wish to have full disclosure Where a Northumberland lease has no more than eighty years it will affect the salability of the apartment. Check with your mortgage company that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you will need to own the residence for two years before you are entitled to extend the lease. It would be wise to discover as much as you can concerning the company managing the building as they will either make your living at the property much simpler or much more difficult. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to daily issues such as the upkeep of the common parts. Enquire of prospective neighbours whether they are happy with them. On a final note, investigate as to the dates that the maintenance fees are due to the relevant party and precisely what it includes.