My bid for a property was accepted at auction in Hellesdon. Conveyancing is necessary. What are my next steps?
Given that you are now for in every practical sense signed on the dotted line you should retain a conveyancing practitioner soon as you now have a fast approaching a drop dead date to complete the transaction. An auction property will ordinarily have an associated legal set of papers. This should include most,if not all of the documents that your lawyer will need. In the case of leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You must give this to the lawyer working for you at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
I am currently in the process of buying my council flat in Hellesdon. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
UBS have agreed my mortgage in principle, my bid on a house in Hellesdon has been agreed to, now what?
Your estate agent will need to be advised as to your conveyancer's details (ensure that the solicitors are on the bank’s approved list). Call up UBS or the broker and finish off any relevant paperwork. UBS will instruct a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. UBS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hellesdon.
Will our conveyancer be raising questions regarding flooding during the conveyancing in Hellesdon.
Flooding is a growing risk for lawyers dealing with homes in Hellesdon. Some people will purchase a house in Hellesdon, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Hellesdon. The standard information sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover whether the property has historically flooded. In the event that the property has been flooded in past and is not revealed by the vendor, then a purchaser could bring a legal claim for losses resulting from an misleading answer. The purchaser’s solicitors may also order an environmental report. This will higlight whether there is any known flood risk. If so, additional inquiries will need to be made.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Hellesdon is the location of the property. Is there any advice you can give?
Flying freeholds in Hellesdon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hellesdon you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hellesdon 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.
What advice can you give us when it comes to finding a Hellesdon conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Hellesdon conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Hellesdon conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:
Can they put you in touch with clients in Hellesdon who can give a testimonial? How familiar is the practice with lease extension legislation?
I purchased a basement flat in Hellesdon, 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 flats in Hellesdon with a long lease are worth £170,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2097
With just 78 years left to run we estimate the premium for your lease extension to be between £7,600 and £8,800 plus 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 cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account 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 seeking the advice of a professional.
My conveyancer in Hellesdon is asking me for identification documents saying that this forms part of his obligations as a solicitor on the lender Solicitor panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Hellesdon