Am I correct in assuming that the fact that my solicitor in Northumberland Heath is not listed on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Northumberland Heath conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I got the keys to my apartment on 13 June and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Northumberland Heath said it will be dealt with in a couple of weeks. Are titles in Northumberland Heath uniquely lengthy to register?
There is nothing unique about conveyancing in Northumberland Heath registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present roughly three quarters of submission are fully dealt with within 12 days but occasionally there can be protracted hold-ups. Registration is effected once the purchaser has moved in to the premises therefore an expedited registration is not always primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Northumberland Heath differ for new build properties?
Most buyers of new build residence in Northumberland Heath contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because builders in Northumberland Heath usually acquire the real estate, 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 conveyancing solicitors 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 Heath or who has acted in the same development.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Northumberland Heath. Conveyancing lawyers have not yet been instructed. Will they explain the issues?
Most houses in Northumberland Heath are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Northumberland Heath so you should seriously consider shopping around for a Northumberland Heath conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your lawyer will appraise you on the various issues.
I own a ground floor flat in Northumberland Heath. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?
Where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension decision for a Northumberland Heath residence is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The number of years remaining on the existing lease(s) was 76 years.
How does one as executor remove a departed person's details from the title deeds for a house in Northumberland Heath?
If a Northumberland Heath property is co-owned and one of the proprietors passes away, their name will not automatically be removed from the Land Registry title. You are not required to amend the title as in the event of a disposal your lawyer would simply be required to evidence why the other proprietor is not included in the transfer, ordinarily this is in the form of the probate documents.
With the aim of making the sale conveyancing smoother for the sale of the property you can apply to have the deceased person erased from the title register by submitting an application to HM Land Registry with proof of the death. There is no land registry fee payable.