We are downsizing from our property in Cullercoats and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Cullercoats conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Cullercoats. Having lived in Cullercoats for 5 years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
My wife and I own a renovated Edwardian house in Cullercoats. Conveyancing practitioner acted for me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
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 Cullercoats and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who conducted the conveyancing.
How does conveyancing in Cullercoats differ for newly converted properties?
Most buyers of new build or newly converted property in Cullercoats come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Cullercoats typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cullercoats or who has acted in the same development.
Back In 2003, I bought a leasehold flat in Cullercoats. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Cullercoats who acted for me is not around. Do I pay?
First contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Cullercoats conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a garden flat in Cullercoats, conveyancing having been completed 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? Similar flats in Cullercoats with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease finishes on 21st October 2072
With 52 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
My sealed bid on property in Cullercoats was accepted, the seller does however have a connected purchase. The owners have offered on somewhere, although it’s not been accepted yet, and has viewings of other properties in the pipeline. I have selected a local conveyancing lawyer in Cullercoats. What should be my next step? When do I get the mortgage application with Santander going with Santander?
It is usual to have apprehensions where there is an associated chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Cullercoats conveyancing search fees, etc). First, you should check that your solicitor is on the Santander approved list. Concerning the subsequent phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. In a buoyant market many purchasers would apply for a home loan with Santander and pay for the survey and only if it was satisfactory would they pay their conveyancing practitioner to move forward with the conveyancing in Cullercoats.