It is is a decade since I acquired my house in Northumberland. Conveyancing lawyers have just been retained on the sale but I am unable to find my title documents. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be retained by the lender or they may be in the possession of the solicitor who acted in your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Northumberland involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
I am downsizing from our property in Northumberland and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a nationwide conveyancing firm rather than a conveyancing solicitor in Northumberland. We have lived in Northumberland for three years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You must check with 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 my documents but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 retained, 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 apartment in Northumberland. Conveyancing is necessary evil 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.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Northumberland
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Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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.
We are a fortnight into a residential purchase having been directed to conveyancers by the selling agent to execute conveyancing in Northumberland. I am am extremely frustrated with the level of service. Can you you assist me in finding new lawyers?
They would have to be very poor to suggest changing them. Has your mortgage been generated? If so you need to advise them of the new contact details and have the loan are issued to the new lawyers. Your solicitor ideally should be on the banks approved list to avoid supplemental charges and frustration. So that should be your first question of the new solicitors. The search tool can assist you in finding a bank approved solicitor for your conveyancing in Northumberland
Having had my offer accepted I require leasehold conveyancing in Northumberland. Before I get started I want to be sure as to the unexpired term of the lease.
If the lease is registered - and almost all are in Northumberland - then the leasehold title will always include the basic details 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 own a leasehold flat in Northumberland, conveyancing formalities finalised November 2006. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Northumberland with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £50 per annum. The lease ends on 21st October 2101
With just 75 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues 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.