I am helping my step-mother sell her flat in North Shields. Will the solicitor order the energy assessment or should I organise this?

After the abolition of Home Packs, energy performance certificates was kept a mandatory part of moving house. An EPC must be to hand prior to the property being advertised. It is not something that solicitors ordinarily organise. Where you are using a North Shields conveyancing practitioner they might be able to arrange energy assessments due to their relationships with reputable North Shields providers

I am buying a property in North Shields. A rare aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Skipton your lawyer must follow the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties countrywide and is not isolated to North Shields.

I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being problematic. The North Shields solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My wife and I purchased a renovated Victorian property in North Shields. Conveyancing practitioner represented me and Leeds Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Leeds Building Society to clarify?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Shields and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing solicitor who completed the work.

Over the last few months I have been searching for a flat up to £245,000 and identified one close by in North Shields I like with a park and transport links nearby, however it's only got 51 years on the lease. There is not much else in North Shields in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a mortgage the shortness of the lease may be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

I am using a search engine for the phrase conveyancing in North Shields it reveals numerous conveyancerslocally. How do I determine which is the suitable solicitor for the sale of my house?

The ideal way of seeking the right conveyancer is through a personal testimonial, so seek the counsel of friends and family who have acquired a property in North Shields or the reputable estate agent or financial adviser. Charges for conveyancing in North Shields differ, so it's advisable to obtain a minimum of four estimates from different conveyancers. Be sure to seek confirmation what costs in the quote includes.

I own a leasehold house in North Shields. Conveyancing and Lloyds TSB Bank mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in North Shields who previously acted has long since retired. What should I do?

First make enquiries of HMLR to be sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a North Shields conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

North Shields Leasehold Conveyancing - Examples of Questions you should consider Prior to buying

How many of the leaseholders are in arrears for their maintenance charge payments? How much is the ground rent and service charge? In the main the cost for major works are not incorporated into the service charges, although there some managing agents in North Shields obliged tenants to pay into a reserve fund and this is used to offset against major repairs or maintenance.