Completed the sale of my flat in Warkworth last July yet the purchaser is SMS messaging every few hours complaining that her lawyer needs to hear from mine. What are the post completion sale formalities following completion?
Following your house sale your solicitor should forward the transfer deeds and all of the paperwork to the buyer’s lawyers. If applicable, your conveyancer should also send confirmation that the mortgage has been redeemed to the buyers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Warkworth.
I am currently in the process of buying my council flat in Warkworth. I have a mortgage agreed with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
My offer was accepted on a house in Warkworth on 16/12/2024, valuation was booked 2 days after, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
At last I have had an offer on a flat in Warkworth agreed to, but there is a chain. The owners have placed an offer on somewhere, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Warkworth. What do I do now? When do I get the mortgage application with TSB started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Warkworth conveyancing search costs, etc). First, you should ensure that your solicitor is on the TSB conveyancing panel. Concerning the next phase this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a rising market some purchasers will apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with searches.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Warkworth is the location of the property. Can you offer any opinion?
Flying freeholds in Warkworth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Warkworth you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warkworth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We're new on the property ladder - agreed a price, yet the estate agent has warned us that the seller will only issue a contract if we instruct their preferred solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Warkworth
It is improbable the vendors are behind this. Should the owner desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Try to communicate with the owners directly and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)however you are going to appoint your preferred Warkworth conveyancing firm - rather thanthe ones that will provide the estate agent a commission or achieve conveyancing thresholds set by HQ.
There are only Fifty years unexpired on my flat in Warkworth. I need to extend my lease but my freeholder is can not be found. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the lessor. For most situations a specialist may be useful to try and locate and prepare an expert document which can be used as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the application to the County Court covering Warkworth.
I acquired a basement flat in Warkworth, conveyancing having been completed in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Warkworth with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 per annum. The lease ceases on 21st October 2086
With 61 years unexpired the likely cost is going to range between £19,000 and £22,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
Are there any distinct advantages to using a high street conveyancer in Warkworth
Many buyers and sellers in Warkworth prefer a local solicitor so that they can visit in the event that they have concerns, and to execute mortgage deeds without using the Royal Mail.
There is a distinct edge in opting for a conveyancing practitioner nearby to the premises you are planning to purchase, due to the in-depth knowledge of the locality and potential local concerns - yet this is debatable. The majority of conveyancers are now via email and could be anywhere in the world.