It has come to my attention via my estate agent that my Shotley Bridge lawyer is not on the mortgage company Conveyancing panel. How can I check?
You need to call your Shotley Bridge lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they may recommend you to a Shotley Bridge conveyancing practice that is on the conveyancing panel for your mortgage company.
How do I find out if the solicitor conducting my conveyancing in Shotley Bridge is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus paying £187.00 plus VAT in another set of conveyancing fees.
Please do take advantage of the search tool on this web page. Pick the mortgage company and type ‘Shotley Bridge’ or your preferred area and you will be presented with a number of lawyer located in Shotley Bridge or nearest you.
My bid for a property was accepted at auction in Shotley Bridge. Conveyancing is needed. What are my next steps?
Having legally bound yourself to purchase you now have to find a conveyancing practitioner as a matter of urgency as you will have a pending a fixed date to complete the deal. Every auction property should have a corresponding legal pack. This will include most,if not all of the paperwork that your lawyer requires. In the case of leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
My wife and I buying a terrace house in Shotley Bridge. Our aim is to an extension at the rear at the property.Will the conveyancing process include investigations to determine if these works were previously refused?
Your solicitor will check the registered title as conveyancing in Shotley Bridge will sometimes identify restrictions in the title deeds which restrict categories of works or necessitated the permission of another owner. Certain additions need local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I am the only recipient of my late father’s will with all property in now in my sole name, including the my former home in Shotley Bridge. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the house in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. many mortgage companies would take a practical view as this requirement primarily exists to capture the purchase and immediately sell or the flipping of properties.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who dealt with the conveyancing in Shotley Bridge 10 years ago have long since closed. What are my options?
Assuming you have a registered title the details of your ownership will be evidenced by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, identify your house and order up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Shotley Bridge is the location of the property. Can you offer any advice?
Flying freeholds in Shotley Bridge are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shotley Bridge you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shotley Bridge 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.
Can you provide any advice for leasehold conveyancing in Shotley Bridge with the intention of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Shotley Bridge can be bypassed if you instruct lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ representatives. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Shotley Bridge state that internal structural alterations or installing wooden flooring require a licence from the Landlord acquiescing to such changes. If you dont have the approvals in place do not communicate with the landlord without checking with your solicitor first. You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the lease term is less than 80 years. It is therefore important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you are supposed to have a share in the freehold, you should ensure that you are holding the original share document. Obtaining a duplicate share certificate can be a time consuming process and slows down many a Shotley Bridge conveyancing deal. Where a reissued share is needed, do contact the company officers or managing agents (where relevant) for this as soon as possible.
Shotley Bridge Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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Make sure you find out if there are any onerous prohibitions in the lease. By way of example it is reasonably common in Shotley Bridge leases that pets are not permitted in certain buildings in Shotley Bridge. If you like the flatin Shotley Bridge but your cat is not allowed to make the move with you then you have a very hard choice. Most Shotley Bridge leasehold apartments will have a service bill for maintenance of the building set on behalf of the management company. If you purchase the apartment you will have to pay this contribution, normally quarterly during the year. This may be anything from several hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent to be met annual, ordinarily this is not a significant amount, say around £50-£100 but you should to check it because on occasion it can be prohibitively expensive. What is the length of the lease?