A colleague pointed out to me me that in buying a property in Kirkby Stephen there could be a number of restrictions preventing external changes to a property. Is this right?

There are a number of properties in Kirkby Stephen which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Kirkby Stephen should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My husband and I have arranged the release of further monies on our mortgage from Nottingham as we wish to carry out improvements to our property in Kirkby Stephen. Do we need to select a nearby Kirkby Stephen solicitor on the Nottingham conveyancing panel to deal with the paperwork?

Nottingham would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.

I had a mortgage agreed in principle with Principality. Kirkby Stephen conveyancing lawyers were appointed. How long does it take for Principality to forward the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Principality conducted the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Kirkby Stephen?

Its becoming the norm that commercial conveyancing solicitors in Kirkby Stephen will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Kirkby Stephen. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kirkby Stephen.

For every commercial conveyancing transaction in Kirkby Stephen it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Kirkby Stephen commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Kirkby Stephen.

I completed on my home on 6 January and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Kirkby Stephen advises it will be formalised in less than a month. Are transfers in Kirkby Stephen uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Kirkby Stephen registration formalities. Rather than based on location, timeframes can differ according to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd parties. As of today roughly three quarters of such applications are fully addressed within 12 days but some can be subject to protracted delays. Registration is effected after the buyer has moved in to the premises so 'speed' is not always top priority but where there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.

How does conveyancing in Kirkby Stephen differ for newly converted properties?

Most buyers of new build or newly converted property in Kirkby Stephen approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Kirkby Stephen tend to 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 property lawyers 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 Kirkby Stephen or who has acted in the same development.

I am a negotiator for a reputable estate agency in Kirkby Stephen where we have experienced a number of leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Kirkby Stephen conveyancing firms. Can you confirm whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Kirkby Stephen Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

It would be wise to find out if the the lease contains any unreasonable restrictions in the lease. For instance it is fairly common in Kirkby Stephen leases that pets are not allowed in certain buildings in Kirkby Stephen. If you like the flatin Kirkby Stephen yet your cat can’t move with you then you will be presented with a difficult choice. Where a Kirkby Stephen lease has less than 80 years it will impact the salability of the flat. Check with your bank that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out what this would cost. For most Kirkby Stephenlease extensions you will be be obliged to have owned the residence for a couple of years in order to be entitled to carry out a lease extension. How much is the annual service fee and ground rent?