We were just about to sign contracts for a leasehold flat in Bishop Auckland. We have hit a snag. Our loan offer with Nottingham Building Society runs out on 15/3/2021 but the vendors are putting forward a completion date of 17/3/2021. Can one extend the loan expiry date?
The best person to deal with your concern is your lawyer who is in a position to determine if they better off negotiating with the bank, seller’s solicitors, selling agents or possibly all three based on the circumstances your conveyancing to date.
Why do I have to pay up front for my conveyancing in Bishop Auckland?
Where you are retaining lawyers for conveyancing in Bishop Auckland your lawyer will ask you to provide them with monies to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the conveyancing searches. If any deposit is payable against the total price then this should be needed shortly prior to exchange of contracts. The closing balance that is needed should be transferred a couple of days prior to the completion date.
If you had a top tip for selecting a conveyancing solicitor in Bishop Auckland what would it be?
Do not opt for the cheapest Bishop Auckland conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 have decided to exercise my right to buy my property in Bishop Auckland off the council. I have a mortgage offer with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
I am selling my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being pedantic. The Bishop Auckland solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Bishop Auckland is the location of the property. What do you suggest?
Flying freeholds in Bishop Auckland are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bishop Auckland you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bishop Auckland may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Last July I purchased a leasehold flat in Bishop Auckland. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation 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. However, your landlord may still be able to take action to forfeit the lease. It is an essential part 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 invested in buying a garden flat in Bishop Auckland, conveyancing having been completed 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Bishop Auckland with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2100
With 79 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 as well as 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 a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.