It is is a decade since I purchased my house in Northumberland. Conveyancing lawyers have just been retained on the sale but I can't locate the title deeds. Will this cause complications?
Don’t worry too much. First the deeds may be kept by the mortgage company or they may be in the possession of the conveyancers who acted in your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Northumberland relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
My wife and I are close to exchanging contracts on the sale of our property in Northumberland and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in Northumberland. Having lived in Northumberland for many years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I used Stirling Law a few years ago for my conveyancing in Northumberland. Now, I need the documents but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Northumberland of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Just had an offer accepted on a new build flat in Northumberland. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Northumberland
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
My husband and I are 18 days into a leasehold purchase having been referred to a firm by the selling agent to handle our conveyancing in Northumberland. I am am very dissatisfied with the quality of service. Could you you assist me in finding new conveyancers?
A lawyer would have to be very bad to suggest diss instructing them. Has the mortgage been sent? If so you need to inform them of the replacement conveyancer and ensure the loan are issued to the new lawyers. Your new solicitor ideally should be on the banks panel to avoid escalating costs and delays. So that should be your first question of the new solicitors. The search tool will assist you in finding a lender approved lawyer for your conveyancing in Northumberland
I am in need of some leasehold conveyancing in Northumberland. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
If the lease is registered - and most are in Northumberland - 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 acquired a 2 bed flat in Northumberland, conveyancing formalities finalised November 2006. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Northumberland with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2101
You have 75 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.