My brother and I have recently acquired a house in Redcar and Cleveland. We have since encountered a number of problems with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been ordered for conveyancing in Redcar and Cleveland?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Redcar and Cleveland. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the process, a property owner fills in a questionnaire referred to as a SPIF. answers turns out to be inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Redcar and Cleveland.
I am mortgaging my apartment in Redcar and Cleveland, does my lawyer need to be on the Coventry BS Conveyancing panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
My wife and I have organised a further advance on our mortgage from Nottingham as we intend to conduct alterations to our house in Redcar and Cleveland. Do we need to choose a nearby Redcar and Cleveland solicitor on the Nottingham conveyancing panel to deal with the paperwork?
Nottingham don't usually require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.
We have agreed to purchase a house in Redcar and Cleveland. An unusual aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Aldermore your lawyer must comply with the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Aldermore where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Redcar and Cleveland.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Redcar and Cleveland conveyancing practitioner on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Due to the advice of my in-laws I had a survey completed on a property in Redcar and Cleveland ahead of appointing solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some banks tend not give a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Redcar and Cleveland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Redcar and Cleveland to see if the conveyancing costs will increase in light of this.
My father has suggested that I instruct his lawyers for conveyancing in Redcar and Cleveland. Should I use them?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to have referrals from friends or family who have experience in using the solicitor you're contemplating using.
Can you provide any advice for leasehold conveyancing in Redcar and Cleveland from the perspective of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Redcar and Cleveland can be bypassed if you appoint lawyers the minute your agents start advertising the property and ask them to put together the leasehold information needed by the buyers’ representatives. Many landlords or Management Companies in Redcar and Cleveland charge for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Redcar and Cleveland. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to unsettled. A minority of Redcar and Cleveland leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.
I bought a basement flat in Redcar and Cleveland, conveyancing was carried out 10 years ago. 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? Corresponding flats in Redcar and Cleveland with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease expires on 21st October 2078
With just 53 years unexpired the likely cost is going to span between £27,600 and £31,800 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.