Recently been in touch with my conveyancing lawyer in Tynemouth who conducted the legals 18 months ago requesting a conveyancing costs illustration based on an identical type of home move (a leasehold property and a freehold property) of almost identical values with a home loan from Britannia. It looks as though am now being quoted twice the amount. Am I right to be tempted to shop around for a cheaper internet property lawyer?
The costs illustration is fractionally on the high side. If you you were to look around you may be able to get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, if you were pleased with the legal work the firm gave you couldlive to rue choosing an an unknown lawyer. Don't forget to be sure that the firm can represent Britannia. Do use our search tool to find a Tynemouth conveyancing firm on the Britannia member panel, which can often include conveyancing solicitors in Tynemouth.
My brother and I have just bought a property in Tynemouth. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Tynemouth?
The query is not clear as what problems have arisen and if they are specific to conveyancing in Tynemouth. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the process, the vendor fills in a form referred to as a Seller’s Property Information Form. If the information provided is incorrect, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Tynemouth.
Can I use your services to find a Conveyancing solicitor in Tynemouth even where I’m not buying or disposing of a house, for instance where I intend to acquire an office in Tynemouth with a loan from Aldermore?
Our search tool is mainly utilised to help choose residential conveyancing solicitors in Tynemouth but we have listed towards the end of this page a selection of Tynemouth commercial conveyancing firms. You will need to enquire with the company directly to establish if they are also authorised to represent Aldermore
Should my lawyer be raising questions regarding flooding as part of the conveyancing in Tynemouth.
Flooding is a growing risk for lawyers dealing with homes in Tynemouth. There are those who purchase a property in Tynemouth, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, however there are a various checks that can be initiated by the buyer or by their lawyers which will figure out the risks in Tynemouth. The conventional set of information given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine if the premises has historically flooded. If the residence has been flooded in past which is not revealed by the vendor, then a purchaser may issue a compensation claim as a result of such an inaccurate reply. The purchaser’s conveyancers will also conduct an environmental search. This will reveal whether there is a recorded flood risk. If so, additional inquiries should be made.
Back In 2004, I bought a leasehold house in Tynemouth. Conveyancing and Nottingham Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Tynemouth who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Tynemouth conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a 1 bedroom flat in Tynemouth, conveyancing having been completed September 2009. How much will my lease extension cost? Similar flats in Tynemouth with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease finishes on 21st October 2085
You have 60 years unexpired the likely cost is going to span between £20,000 and £23,000 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the lender conveyancing panel solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Tynemouth as it will be easier to attend their offices if required.
As opposed to twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Tynemouth.