I have just been advised by my IFA that my Tyne And Wear property lawyer is not on the bank Conveyancing panel. What can I do to be sure whether this is correct?
You need to contact your Tyne And Wear conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may recommend you to a Tyne And Wear conveyancing firm that is on the conveyancing panel for your bank.
We are getting closer to an exchange on a property in Tyne And Wear and my parents have sent the 10% deposit to my conveyancer. I am now told that as the deposit has been sent from someone other than me my property lawyer needs to make a notification to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your conveyancer is duty bound to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I am helping my niece sell her house in Tyne And Wear. Does the conveyancer arrange the EPC or it is for the seller to see to?
Following the demise of Home Information Packs, energy assessments remained a compulsory component of selling a property. An EPC must be commissioned before the property is advertised. This is not a task that solicitors normally arrange. Where you are instructing a Tyne And Wear conveyancing lawyer they might help arrange EPC’s due to their contacts with long established Tyne And Wear accredited person
When it comes to lenders such as Leeds Building Society, do Tyne And Wear conveyancers face an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I have decided to exercise my right to buy my property in Tyne And Wear off the council. I have a mortgage agreed with Nottingham. Conveyancing is not something I have any knowledge of. 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Tyne And Wear and how can you help?
The 1954 Act gives security of tenure to commercial lessees, granting the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Tyne And Wear
Am I best advised to choose a Tyne And Wear conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can deal with the legal work but her office is over three hundred kilometers away.
The benefit of a high street Tyne And Wear conveyancing firm is that you can attend the office to sign documents, hand in your identification documents and pester them if necessary. Having local Tyne And Wear know how is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and in the main were content that should outweigh using an unknown Tyne And Wear conveyancing solicitor solely due to them being Tyne And Wear based.
Can you offer any advice when it comes to appointing a Tyne And Wear conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Tyne And Wear conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Tyne And Wear conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
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How experienced is the practice with lease extension legislation?
I purchased a 1st floor flat in Tyne And Wear, conveyancing was carried out 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Tyne And Wear with a long lease are worth £186,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2077
With only 52 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.