I am helping my mother sell her flat in Tynemouth. Will the conveyancer order an energy performance certificate or it is for the seller to coordinate?
After the abolition of Home Packs, energy performance certificates was left as a required part of selling a property. An energy assessment must be to hand before the property is put on the market. It is not as aspect of the sale process that law firms ordinarily arrange. If you are instructing a Tynemouth conveyancing practitioner they might be able to arrange EPC’s given their contacts with long established local energy assessors
My bid for a property was accepted at auction in Tynemouth. Conveyancing is needed. What are my next steps?
Having to all intents and purposes signed on the dotted line you now have to retain a conveyancing practitioner as a matter of urgency as you are faced with a pending a fixed date to complete the purchase. Every auction property will ordinarily have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must give this to the lawyer working for you ASAP. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
I'm the single recipient of my late mum's estate with all property in now in my sole name, including the house in Tynemouth. The Tynemouth property was put into my name in January. I now wish to sell up. I do know about the CML six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the house in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How sensible a view mortgage companies take of it, depend on the lender as this requirement is primarily there to pick up on the purchase and immediately sell or the quick reselling of property.
Just bought a detached house in Tynemouth , how long should it take for the Land Registry to record my ownership? My Tynemouth conveyancing solicitor works at snail pace, so I want to be sure the registration is addressed.
There is nothing unique when it comes to conveyancing in Tynemouth registration formalities. Rather than based on location, timescales can vary according to the party submitting the application, whether it is in order and if the Land registry communicate with any interested parties. Currently approximately three quarters of submission are completed within 12 days but some can be subject to protracted delays. Historically registration occurs after the purchaser has moved in to the premises thus 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a house in Tynemouth before retaining lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks will not grant a loan on such a premises.
It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Tynemouth. Conveyancing may be slightly more expensive based on your lender's requirements.
I am thinking of appointing a conveyancing solicitor in Tynemouth for my house move. Is there any facility to check a firm’s complaints history with the profession’s regulator?
One can search for published Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could monitor call for training purposes.
What are your top tips when it comes to choosing a Tynemouth conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Tynemouth conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Tynemouth conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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If they are not ALEP accredited then why not?
I purchased a 1 bedroom flat in Tynemouth, conveyancing formalities finalised 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Tynemouth with over 90 years remaining are worth £227,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2097
With only 72 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
I pay a service charge for my flat in Tynemouth. As a result of personal circumstances I slipped into arrears with payments. The managing agents agreed a clearance plan but there is still three grand due in arrears.
I am under pressure to sell and I am worried this could hold me back if I have to discharge the amount due first. I'd like to sell up and subsequently repay the arrears from the completion monies - is this viable?
It would be wise to check with the property lawyer undertaking your Tynemouth conveyancing but it might be possible to agree for the debt to be transferred to the buyers. The sale price due would be reduced to reflect the amount of debt they assume. They could then pay the fees once they are the owners.