I'm in the process of looking at apartments in Northumberland and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with Barclays.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Northumberland solicitor on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Northumberland. My financial adviser pressured me to appoint their lawyer. I paid an advanced payment of £200. Not long after, the lawyer called me embarrassingly acknowledging that they were not on the Kent Reliance 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 Kent Reliance 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'm buying my first flat in Northumberland with a mortgage from Skipton Building Society. The sellers refused to reduce the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it may affect my loan with Skipton Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should I be suspicious by brokers that I am dealing with are suggesting a web based conveyancing firm rather than a High Street Northumberland conveyancing firm?
As is the case with lots of professional services, often input from family and friends can be worth their weight in gold. Nevertheless there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and banks might all suggest lawyers to instruct. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You are free to appoint your preferred lawyer. You need to be aware that some banks specify a panel list of conveyancers you are obliged to use for the lender related work in your conveyancing.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £150,000 garden flat in Northumberland next week. The landlords agents has quoted £324 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Northumberland?
For most leasehold sales in Northumberland conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Answering pre-contract questions
Where consent is required before sale in Northumberland
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a garden flat in Northumberland, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Northumberland with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced annually. The lease runs out on 21st October 2084
With 61 years unexpired we estimate the price of your lease extension to range between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
I am purchasing a house mortgage free. My solicitor has been supplied with with 2 distinct proof of photographic identification, bank statement, numerous utility bills. Now he needs a copy from a probate lawyer advising that the money is in order and that it has come from inheritance and not selling fake DVD.
In today’s world you will not be able to complete any Northumberland conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering Regulations.