Is it the case that all Northumberland solicitors on the Aldermore conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Aldermore approved list of solicitors they would need to be governed by the SRA. The majority of banks do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.
I am purchasing a property in Northumberland. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
As you are obtaining a mortgage with Yorkshire BS your lawyer must comply with the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Yorkshire BS where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Northumberland.
After much negotiation I have agreed a price on an apartment in Northumberland. My mortgage broker suggested a property lawyer. I paid an upfront payment of £150. A couple of days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a residence in Northumberland? or Apparently there is a law dating back centuries that could mean that homeowners living in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this appropriate for conveyancing in Northumberland?
Unless a previous acquisition of the premises completed post 12 October 2013 you may assume that lawyers handling conveyancing in Northumberland to continue to propose a a chancel search and or insurance against a claim.
I am buying a new build flat in Northumberland. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Northumberland
There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I'm remortgaging my current home to a buy to let loan with Yorkshire Building Society and I will use the rest of the raised equity as a down payment on further property. The area we are interested in is Northumberland. Will your solicitors be able to act for the two mortgage companies and tie in the transactions?
Do use our search tool on this page to check that the conveyancers are on the relevant lender panels. Assuming that they are your lawyer should be able to tie up the two conveyancing matters but you should have a chat with you solicitor and make clear your desired outcome and requirements.
I want to sublet my leasehold flat in Northumberland. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A small minority of properties in Northumberland do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Northumberland Leasehold Conveyancing - Examples of Queries before buying
It would be wise to discover as much as you can regarding the managing agents as they can either make your living at the property much simpler or a lot more difficult. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to practical matters like the cleanliness of the communal areas. Ask other people what they think of them. On a final note, be sure you discover the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending that money. If a Northumberland lease has fewer than eighty years it will affect the salability of the flat. It is worth checking with your bank that they are willing to lend given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this will be. For most Northumberlandlease extensions you will be required to have owned the property for two years before you are legally able to extend the lease. What prohibitions are there in the Northumberland Lease?