AssumingI was to purchase a freehold homein Monkseaton mortgage fee and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Monkseaton?
The sole saving you would achieve is the costs for searches. A conveyancer is obliged to do the vast majority of work - money laundering, communicating with your sellers solicitor, stamp duty return, register the ownership etc. You might save a bit for them not needing to register a charge however it will not be significant.
My wife and I purchasing a 4 bedroom semi-detached house in Monkseaton. We would like to convert the garage to a playroom at the property.Will the conveyancing process involve enquiries to ascertain if these works are prohibited?
Your conveyancer will check the deeds as conveyancing in Monkseaton can occasionally identify restrictions in the title deeds which prevent certain works or require the consent of a 3rd party. Certain works require local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Monkseaton bank branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Monkseaton conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
Provided that the conveyancing practitioner is on the bank approved list, they must adhere to the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Monkseaton solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Monkseaton postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Monkseaton.
Am I best advised to go with a Monkseaton conveyancing solicitor who is local to the property I am buying? We have a good friend who can deal with the legal formalities but they are based a couple of hundredkilometers away.
The benefit of a local Monkseaton conveyancing practice is that you can drop in to execute paperwork, present your ID and apply pressure on them where appropriate. They will also have local knowledge which is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were impressed that must surpass using an unfamiliar Monkseaton conveyancing lawyer solely due to them being based in the area.
I only have 72 years remaining on my lease in Monkseaton. I now wish to extend my lease but my landlord is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you have made all reasonable attempts to find the landlord. On the whole an enquiry agent may be helpful to carry out a search and to produce a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the application to the County Court covering Monkseaton.
Monkseaton Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
Does the lease contain onerous restrictions? Are there any major works in the near future that will likely add a premium to the maintenance charges? What is the the remaining lease term?
We are FTB’s just having agreed a price on a property in Monkseaton, and need to get solicitors instructed. We have utilised the various comparison tools and the quotes are from all across the the UK. Is it necessary to have a Monkseaton conveyancer local to your prospective house? I am happy to do all the communicating over email, but I assume at some stage we may need to physically go into the solicitor's office to sign contracts?
Generally there is no requirement to physically visit the office of your solicitor, they can post any relevant papers to you, which you can sign and return. Many buyers and sellers nevertheless opt to use a locally based solicitor, but it is not essential for conveyancing in Monkseaton.