I am mortgaging my home in South Shields, does my lawyer have to be on the Kent Reliance Conveyancing panel?
There is nothing to stop you using your solicitor, but Kent Reliance 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.
I am buying a 3 bedroom semi in South Shields. Our aim is to carry out a loft conversion at the property.Will legal investigations on the property involve investigations to ascertain if these alterations are allowed?
Your property lawyer will check the registered title as conveyancing in South Shields can sometimes reveal restrictions in the title documents which prevent categories of changes or require the consent of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
Please help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the level of cover for South Shields conveyancing?
The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Santander and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
About to purchase apartment in South Shields. 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 Virgin Money 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 South Shields conveyancing practitioner is on the Virgin Money conveyancing panel.
Should my solicitor be raising questions regarding flooding during the conveyancing in South Shields.
Flooding is a growing risk for lawyers conducting conveyancing in South Shields. Plenty of people will purchase a house in South Shields, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in South Shields. The standard information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover whether the premises has ever been flooded. In the event that the property has been flooded in past which is not notified by the owner, then a purchaser could bring a compensation claim as a result of such an inaccurate reply. The purchaser’s lawyers may also carry out an environmental search. This should disclose whether there is any known flood risk. If so, further inquiries should be initiated.
Are there restrictive covenants that are commonly identified during conveyancing in South Shields?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in South Shields. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a ground for flat up to £235,500 and identified one close by in South Shields I like with amenity areas and transport links nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in South Shields for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
Back In 2008, I bought a leasehold flat in South Shields. Conveyancing and Leeds Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in South Shields who previously acted has now retired. Do I pay?
The first thing you should do is contact HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to incur the fees of a South Shields conveyancing practitioner to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a studio flat in South Shields, conveyancing having been completed 5 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 properties in South Shields with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease expires on 21st October 2089
You have 63 years left to run we estimate the price of your lease extension to span between £16,200 and £18,600 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.