Having spent time scouring mumsnet.com for an online solicitor in Billingham, most advise that I must look for a CQS assured lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures through the scheme protocol the standard covers numerous companies who handle conveyancing in Billingham.
My wife and I purchasing a 3 bedroom semi in Billingham. We would like to carry out a loft conversion at the house.Will the conveyancing process include checks to see if these alterations are allowed?
Your solicitor should check the registered title as conveyancing in Billingham will occasionally identify restrictions in the title deeds which restrict certain alterations or necessitated the consent of another owner. Many additions require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Last month we had a mortgage agreed in principle with Kent Reliance. Billingham conveyancing lawyers have been selected. How long does it take for Kent Reliance to issue the offer to the property lawyer?
Some lenders take longer than others. Have Kent Reliance completed the valuation? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with RBS. I assume I don't need a Billingham lawyer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I purchased a semi-detached Victorian house in Billingham. Conveyancing lawyer acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should review 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 Billingham and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing lawyer who conducted the work.
I decided to have a survey done on a house in Billingham ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend not grant a mortgage on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Billingham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Billingham to see if the conveyancing costs will increase in light of this.
When it comes to leasehold conveyancing in Billingham what are the most common lease defects?
Leasehold conveyancing in Billingham is not unique. Most leases are individual and legal mistakes in the legal wording can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:
Insurance obligations Service charge per centages that don't add up correctly leaving a shortfall
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Coventry Building Society, and Nottingham Building Society all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.
I acquired a split level flat in Billingham, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Billingham with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2075
With just 55 years unexpired we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.