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Recently asked questions about conveyancing in Stockton on Tees

It is is a decade since I acquired my property in Stockton on Tees. Conveyancing lawyers have recently been retained on the sale but I am unable to locate my title deeds. Will this jeopardise the sale?

Don’t worry too much. Firstly there is a possibility that the deeds will be with the mortgage company or they could be in the possession of the lawyers who oversaw the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Most conveyancing in Stockton on Tees relates to registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.

Will my conveyancer be raising enquiries concerning flooding during the conveyancing in Stockton on Tees.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Stockton on Tees. Some people will buy a property in Stockton on Tees, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, however there are a number of searches that can be initiated by the buyer or by their solicitors which will give them a better appreciation of the risks in Stockton on Tees. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to discover whether the property has historically flooded. In the event that the residence has been flooded in past which is not revealed by the owner, then a buyer may bring a compensation claim as a result of such an inaccurate reply. The buyer’s conveyancers should also order an enviro report. This should indicate whether there is any known flood risk. If so, additional inquiries should be made.

About to purchase a new build apartment in Stockton on Tees. Conveyancing is necessary evil 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.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Stockton on Tees

    Please provide 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared.

I am looking to sell my home. My past solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Stockton on Tees if that makes a difference.

You should use our search tool to help you find a solicitor for your conveyancing in Stockton on Tees. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

Do you have any top tips for leasehold conveyancing in Stockton on Tees with the aim of saving time on the sale process?

  • A significant proportion of the frustration in leasehold conveyancing in Stockton on Tees can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ representatives.
  • You believe that you know the number of years left on your lease but it would be advisable double-check by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is below 75 years. It is therefore important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. A minority of Stockton on Tees leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand 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 lawyers. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Stockton on Tees state that internal structural alterations or laying down wooden flooring require a licence issued by the Landlord approving such changes. Should you fail to have the paperwork in place do not contact the landlord without checking with your conveyancer first. Many freeholders or Management Companies in Stockton on Tees charge for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Stockton on Tees.

I invested in buying a studio flat in Stockton on Tees, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Stockton on Tees with an extended lease are worth £221,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2094

With 70 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

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