I am in need of a property lawyer. Do I opt for a web based conveyancer rather than a high street Stockton on Tees conveyancing lawyer?
Established third party connections are another important factor to consider when choosing conveyancing lawyers. Stockton on Tees law firms often have long term relationships with lenders and agents, local authorities, valuers and other conveyancing firms meaning the whole process is going to be much more straightforward for you. Having years of insight into the local area is also a plus .
Does a directory service exist listing UBS panel conveyancers in Stockton on Tees on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings available on the web. If you are seeking to appoint a Stockton on Tees conveyancing practitioner on the UBS please make the most of our tool.
I have paid off my mortgage with Lloyds. I assume I don't need a Stockton on Tees solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Stockton on Tees off the council. I have a mortgage offer with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Stockton on Tees. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Stockton on Tees
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Stockton on Tees I like with a park and transport links nearby, however it's only got 51 years on the lease. I can't really find anything else in Stockton on Tees for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
My wife and I purchased a leasehold house in Stockton on Tees. Conveyancing and Barclays mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Stockton on Tees who previously acted has now retired. Do I pay?
First make enquiries of HMLR to be sure that this person is indeed the new freeholder. You do not need to instruct a Stockton on Tees conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a 2 bed flat in Stockton on Tees, conveyancing was carried out March 2007. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Stockton on Tees with an extended lease are worth £260,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2100
With 75 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
My intention is to purchase a ground floor maisonette in Stockton on Tees. Conveyancing lawyer is waiting for, from the seller, building insurance schedule. Earlier today I was advised that the vendor must forward the insurance paperwork for the flat above in addition. Why does my conveyancing practitioner want to see the insurance for the other flat? Is it really required? We have been in hold for the last fortnight…
It is not impossible in leasehold conveyancing in Stockton on Tees to discover Conveyancing in Stockton on Tees in a minority of cases reveals that the lease requires the leasehold owners to insure their individual flats as opposed to the landlord insuring the entire property - which is clearly better. You should clarify with your conveyancer but it would appear that your conveyancer is looking to establish that the whole building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated as a result of lack of insurance.