Will lawyers request an advanced payment for conveyancing in Northumberland?
If you are buying a property in Northumberland your lawyer will ask you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the sale price then this will be asked for immediately prior to contracts are exchanged. The final balance that is needed will be payable shortly before completion.
My wife and I buying a victorian detached house in Northumberland. The intention is to carry out an extension to the side at the property.Will legal due diligence on the property include checks to see if these alterations are allowed?
Your property lawyer should review the registered title as conveyancing in Northumberland can sometimes identify restrictions in the title documents which prohibit categories of changes or need the consent of a 3rd party. Some additions need local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
Planning on purchasing a flat in Northumberland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Northumberland solicitor is on the Aldermore conveyancing panel.
After what feels like an age I have had an offer on an apartment in Northumberland accepted, but there is a chain. The vendors have put an offer on a property, but it’s not yet agreed to, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Northumberland. What should be my next step? At what stage should I apply for the mortgage with Kent Reliance?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then survey, Northumberland conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Kent Reliance approved list. As to the next stages this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a hot market many purchasers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they pay their property lawyer to proceed with searches.
How does conveyancing in Northumberland differ for new build properties?
Most buyers of new build residence in Northumberland approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Northumberland usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Northumberland or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Northumberland is the location of the property. Can you shed any light on this issue?
Flying freeholds in Northumberland are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northumberland you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northumberland may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am 18 days into a freehold purchase having been directed to a firm by the selling agent to execute conveyancing in Northumberland. I am not happy. Could you help me find new conveyancers?
A conveyancer would have to be very poor in order to consider changing them. Has your mortgage been sent? In the event that it has you must make them aware of the new lawyer and get the mortgage documents are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company panel to avoid added charges and complications. So that should be your first question of the new conveyancers. The find a solicitor tool can help you find a lender approved solicitor for your conveyancing in Northumberland
I have recently realised that I have 72 years unexpired on my lease in Northumberland. I now want to extend my lease but my freeholder is absent. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the lessor. In some cases an enquiry agent should be helpful to conduct investigations and prepare a report which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s absence and the application to the County Court covering Northumberland.
I bought a leasehold flat in Northumberland, conveyancing having been completed in 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Northumberland with a long lease are worth £202,000. The ground rent is £55 invoiced every year. The lease terminates on 21st October 2081
With just 56 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.