Do the Building Society Association intend to launch a online directory to to identify law firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Northumberland?
Lexsure has not been advised of any plans on the part of the BSA to promote such a search facility.
I note that there are debates on Chancel Insurance on online forums. Do I need this when purchasing a property in Northumberland? or I am told that there is historic law that means some homeowners living in a parish church boundary will be compelled to pay for repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Northumberland?
Unless a prior acquisition of the premises completed after 12 October 2013 you may take it that lawyers handling conveyancing in Northumberland to remain encouraging a chancel search and or chancel repair liability insurance.
How does conveyancing in Northumberland differ for new build properties?
Most buyers of new build property in Northumberland contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Northumberland usually 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 accustomed to new build conveyancing in Northumberland or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Northumberland is the location of the property. Can you offer any guidance?
Flying freeholds in Northumberland are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northumberland you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northumberland may determine 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 premises.
Can you provide any top tips for leasehold conveyancing in Northumberland with the intention of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Northumberland can be bypassed if you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ solicitors. Many freeholders or managing agents in Northumberland charge for supplying management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Northumberland. A minority of Northumberland leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Northumberland leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord approving such works. Where you fail to have the approvals to hand you should not contact the landlord without contacting your conveyancer in advance.
Northumberland Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
How is the lease structured? You should be aware that where the lease has less than eighty years it will affect the marketability of the apartment. Check with your lender that they are content with the length of the lease. A short lease means that you will most likely require a lease extension at some point and it is worth finding out what this would cost. For most Northumberlandlease extensions you will be be obliged to have owned the property for 24 months in order to be eligible to extend the lease. Is anyone aware of any major works in the planning that will add a premium to the maintenance charges?