Is the fact that my conveyancer in Dunston is not on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 Dunston conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am helping my mother sell her house in Dunston. Will the conveyancer arrange an energy performance certificate or it is for me to see to?
Following the abolition of HIPs, EPC’s remained a compulsory part of selling a property. An energy performance certificate should be commissioned in advance of the property being advertised. It is not something that lawyers normally arrange. If you are instructing a Dunston conveyancing practitioner they might help arrange EPC’s given their contacts with long established Dunston providers
is it true that all Dunston conveyancing solicitors on the Nottingham conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the SRA. The majority of banks do permit licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
I am buying a property in Dunston. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?
Given that your lender is Yorkshire BS your lawyer must check the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Dunston.
I own a terraced Edwardian property in Dunston. Conveyancing practitioner represented me and Barnsley Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Barnsley Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dunston and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who conducted the conveyancing.
Just had an offer accepted on a new build apartment in Dunston. Conveyancing is daunting 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 conveyancing.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Dunston
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Due to the input of my in-laws I had a survey completed on a property in Dunston ahead of appointing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks tend refuse to issue a loan on a flying freehold house.
It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dunston. Conveyancing will be smoother if you use a solicitor in Dunston especially if they are familiar with such properties in Dunston.
I’m about to sell my 2 bed apartment in Dunston. Conveyancing has not commenced, but I have just received a yearly service charge demand – what should I do?
It best that you pay the maintenance contribution as you normally would given that all rents and service payments will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a 1 bedroom flat in Dunston, conveyancing was carried out in 2009. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Dunston with an extended lease are worth £165,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2102
With only 77 years unexpired we estimate the premium for your lease extension to range between £7,600 and £8,800 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.