My wife and I are planning to purchase a property in Sedgefield and are in fact using a Sedgefield conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Nationwide Building Society have this evening contacted us to inform me that there is now an issue as our Sedgefield conveyancer is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Sedgefield solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
My wife and I are downsizing from our home in Sedgefield and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Sedgefield conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Sedgefield. Having lived in Sedgefield for many years we know of no issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I decided to have a survey carried out on a property in Sedgefield in advance of appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some banks may refuse to grant a mortgage on this type of house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sedgefield. Conveyancing will be smoother if you use a solicitor in Sedgefield especially if they are familiar with such properties in Sedgefield.
Expecting to sign contracts shortly on a leasehold property in Sedgefield. Conveyancing lawyers have said that they report fully on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Sedgefield should include some of the following:
It needs to be made clear to you whether the lease permits you to add or upgrade aspects of the flat- you should know whether it relates to all alterations or just structural alteration, and whether licences for alterations is required You should be advised what counts as a Nuisance in the lease Where does the liability rest to repair and maintain the main walls and foundations. It is essential for you to know which party is responsible the repair and maintenance of every part of the building The unexpired lease term. You should be advised as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
I bought a split level flat in Sedgefield, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Sedgefield with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 yearly. The lease ends on 21st October 2075
You have 57 years unexpired we estimate the premium for your lease extension to span between £26,600 and £30,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.