I am expecting a mortgage with Halifax. I would like to use a Licensed Conveyancer in Northumberland Heath. Does the Halifax Conveyancing panel exclude conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is 10 years ago since I bought my house in Northumberland Heath. Conveyancing solicitors have now been appointed on the sale but I am unable to locate the deeds. Is this a major issue?
You need not be too concerned. First the deeds may be retained by the lender or they could still be with the lawyers who acted in your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Northumberland Heath relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
What does a local search inform me about the property my wife and I buying in Northumberland Heath?
Northumberland Heath conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Northumberland Heath conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Northumberland Heath is the location of the property. What do you suggest?
Flying freeholds in Northumberland Heath are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northumberland Heath 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 Heath 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 premises.
As co-executor for the will of my uncle I am selling a house in Monmouth but reside in Northumberland Heath. My solicitor (approximately 200 miles awayhas requested that I sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Northumberland Heath to witness this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Northumberland Heath
I am a negotiator for a long established estate agency in Northumberland Heath where we have witnessed a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Northumberland Heath conveyancing solicitors. Please can you confirm whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a a ground floor purpose built flat in Northumberland Heath. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the price payable.
An example of a Lease Extension case for a Northumberland Heath residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired residue of the current lease was 76 years.