We see that you have a search directory listing law firms on the Yorkshire BS conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Consett?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Consett.
I have paid off my mortgage with HSBC. I assume I don't need a Consett conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Consett off the council. I have a mortgage offer with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
I recently had an offer accepted on an apartment in Consett. My financial adviser recommended their conveyancers. I paid an on account payment of £175. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Clydesdale 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 Clydesdale 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.
It has been 2 months following my purchase conveyancing in Consett took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Consett differ for newly converted properties?
Most buyers of new build property in Consett approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because developers in Consett typically 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 Consett or who has acted in the same development.
I am looking for a leasehold apartment up to £245,000 and identified one round the corner in Consett I like with open areas and transport links in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Consett in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan that many years may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and then assign 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 lawyer about this matter.
I am intending to sublet my leasehold apartment in Consett. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Some leases for properties in Consett do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Consett Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing
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The majority of Consett leasehold apartments will have a service bill for maintenance of the building set on behalf of the landlord. If you purchase the apartment you will have to meet this amount, usually periodically accross the year. This could differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a rentcharge for you to pay yearly, normally this is not a significant sum, say approximately £25-£75 but you need to check it because sometimes it can be many hundreds of pounds. Can you tell me if there are any major works in the planning that could increase the maintenance charges? For many Consett leaseholds the outlay for major works tend not to be incorporated into the maintenance charges, albeit that some managing agents in Consett ask tenants to contribute towards a sinking fund and this is used to offset against major repairs or maintenance.