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Find a Birtley Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Birtley? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Birtley home move at risk of delay or failure.

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Recently asked questions about conveyancing in Birtley

I have just over seventy years remaining on my lease and need a lease extension for my flat in Birtley. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions correct?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 14/2/2019 the requirements read as follows :

Yes, subject to a minimum lease term of 85 years. The unexpired lease term must be at least the mortgage term plus 45 years. See also 5.14.9

If you had a top tip for choosing a conveyancing solicitor in Birtley what would it be?

It would be unwise to be tempted by the lowest Birtley conveyancing quote. You really do get what you’re paying 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 go into the conveyancing with your eyes wide open.

I am assisting my niece sell her flat in Birtley. Will the conveyancer arrange the energy performance certificate or do I organise this?

After the demise of Home Information Packs, energy assessments was left as a mandatory component of selling a property. An EPC needs to be to hand in advance of the property being marketed. It is not a task that lawyers ordinarily arrange. Where you are instructing a Birtley conveyancing solicitor they may be able to arrange energy performance certificates given their contacts with reputable local accredited person

I'm at the point of viewing houses in Birtley and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with TSB.

It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are obtaining a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.

I am buying a new build flat in Birtley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Birtley

    Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

All being well we will complete the disposal of our £425,000 flat in Birtley next Friday. The freeholder has quoted £312 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Birtley?

For most leasehold sales in Birtley conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

    Addressing pre-exchange enquiries Where consent is required before sale in Birtley Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Birtley leasehold property is £350. For Birtley conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I acquired a basement flat in Birtley, conveyancing having been completed in 2008. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Birtley with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease ceases on 21st October 2094

With only 75 years left to run the likely cost is going to be between £8,600 and £9,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. 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 take any other action based on this information before getting professional advice.

We are looking to buy a repression house in Birtley and the bank selling would like to complete within a week. Do property lawyers complete in this timeframe? Would it be better to select a local Birtley firm or an online organisation that advertises to complete quickly?

Attend your Birtley shopping parade. Go in to a couple of firms and request to talk to a conveyancing solicitor for a quote. Discuss your requirements and try and obtain a commitment on time frames. Appoint the firm that comes across as most genuine. Be sure to use a property lawyer on the list of property lawyers acceptable to your mortgage company.

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