Can I use your services to locate a Conveyancing solicitor in Ponteland even if I’m not purchasing or disposing of a house, for instance if I wish to acquire a shop in Ponteland with a mortgage from Chelsea Building Society?
Our search tool is mainly used to find domestic conveyancing solicitors in Ponteland but we have set out towards the bottom of this page a selection of Ponteland commercial conveyancing firms. You will need to speak with the company directly to establish if they are also authorised to represent Chelsea Building Society
Will my solicitor be making enquiries regarding flooding during the conveyancing in Ponteland.
Flooding is a growing risk for conveyancers dealing with homes in Ponteland. Some people will buy a house in Ponteland, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Ponteland. The standard information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to determine whether the property has historically flooded. If the premises has been flooded in past which is not disclosed by the owner, then a buyer could issue a claim for damages as a result of such an inaccurate answer. The purchaser’s conveyancers will also commission an environmental search. This should indicate if there is a recorded flood risk. If so, additional investigations should be conducted.
Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who conducted the conveyancing in Ponteland 4 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your proprietorship will be documented by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, identify your property and order up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
How does conveyancing in Ponteland differ for newly converted properties?
Most buyers of new build residence in Ponteland approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is completed. This is because developers in Ponteland usually buy 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 property lawyers 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 Ponteland or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Ponteland I like with a park and transport links nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Ponteland suitable, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage the shortness of the lease will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
Can you offer any advice when it comes to choosing a Ponteland conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Ponteland conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Ponteland conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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If the firm is not ALEP accredited then what is the reason? What volume of lease extensions has the firm conducted in Ponteland in the last twenty four months?
Ponteland Leasehold Conveyancing - Sample of Queries Prior to Purchasing
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How much is the service charge and ground rent on the flat? Make sure you enquire if there are any onerous restrictions in the lease. For instance it is fairly common in Ponteland leases that pets are not permitted in in a block in Ponteland. If you like the apartmentin Ponteland but your dog can’t make the move with you then you will be faced hard choice. The prefered form of lease structure is if the freehold title is owned by the leaseholders. In this situation the tenants enjoy control and although a managing agent is often employed if the building is bigger than a house conversion, the managing agent is directed by the tenants.