If you had a top tip for choosing a conveyancing solicitor in Barnard Castle what would it be?
We would encourage you not to base your choice on the cheapest Barnard Castle conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I just bought a flat at auction in Barnard Castle. Conveyancing is required. What happens now?
Now that you are exchanged you now have to choose a conveyancing solicitor as a matter of urgency as you are facing a fast approaching a drop dead date to complete the deal. All auction property will have a bespoke auction set of papers. This should include most,if not all of the paperwork that your conveyancer requires. If you have purchased leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Barnard Castle solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Barnard Castle postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Barnard Castle.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Barnard Castle I like with open areas and railway links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Barnard Castle in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
In my capacity as executor for the estate of my uncle I am selling a residence in Swansea but I am based in Barnard Castle. My lawyer (who is 300 kilometers awayneeds me to sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Barnard Castle who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are located in Barnard Castle
I've recently bought a leasehold flat in Barnard Castle. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, 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 inherited a 1 bedroom flat in Barnard Castle, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Barnard Castle with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2086
With just 65 years left to run the likely cost is going to be between £13,300 and £15,400 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
Are there any distinct benefits to using a local property lawyer in Barnard Castle
Lots of house movers in Barnard Castle prefer a nearby high street conveyancing practitioner so that they can visit just in case they have problems, and to sign mortgage deeds without using the Royal Mail.
One could say that there exists a distinct edge when opting for a property lawyer local to a house you are purchasing, due to the knowledge of the region and possible local issues - yet this is debatable. Most conveyancers conduct their work via email and could be practically anywhere.