Is the fact that my solicitor in Allendale is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Allendale conveyancing practice and ask them why they are no longer on the approved list for your bank.
Having sold my house in Allendale last April but the buyer keeps SMS messaging daily complaining that her lawyer needs to hear from mine. What are the post completion sale formalities following completion?
Following your sale your lawyer should deliver the transfer deeds and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer should also confirm that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There are no post completion steps peculiar conveyancing in Allendale.
Is there a search tool that I can use to discover of the solicitor carrying out my conveyancing in Allendale is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for TSB thus paying £187.00 plus VAT in further conveyancing costs.
Please do make use of the find a lender approved solicitor tool on this page. Please choose the mortgage company and type ‘Allendale’ or your location and you will see numerous solicitors located in Allendale or near you.
How does conveyancing in Allendale differ for new build properties?
Most buyers of new build premises in Allendale come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Allendale usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Allendale or who has acted in the same development.
Last August I purchased a leasehold flat in Allendale. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a split level flat in Allendale, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Allendale with an extended lease are worth £185,000. The ground rent is £65 per annum. The lease ceases on 21st October 2085
You have 60 years remaining on your lease the likely cost is going to range between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.