I am need of leasehold conveyancing for a flat in a relatively new development (five years old) in Hartlepool. The vast majority the appartments have already been occupied. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Hartlepool?
You would be putting yourself at risk in not carrying out Hartlepool conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. If timings and cost are primary issues you should discuss with your lawyer about the possibility of search insurance
In what way does my ID and proof of funds have anything to do with my conveyancing in Hartlepool? What am I being asked for?
In order to comply with Money Laundering Regulations any Hartlepool conveyancing firm will require proof of identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill evidencing where you live.
In accordance with Money Laundering Regulations, property lawyers are obliged by law to investigate not just the identity of conveyancing clients but also the source of the money that they receive in respect of any matter. Refusal to disclose this may lead to your lawyer ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to inform the relevant authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
I am buying my first flat in Hartlepool benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my solicitor about this deal as it would put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My partner has suggested that I appoint his conveyancing solicitors in Hartlepool. Do I take his guidance?
No doubt the ideal way to select a conveyancing practitioner is to have recommendations from friends or relatives who have used the firm you're considering.
Last February I purchased a leasehold house in Hartlepool. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a leasehold flat in Hartlepool, conveyancing formalities finalised in 2003. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Hartlepool with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ends on 21st October 2076
With only 51 years unexpired we estimate the premium for your lease extension to range between £30,400 and £35,200 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
How do I find a Hartlepool conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 10kilometers to meet the solicitor.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Hartlepool and you will see a number of lawyer located nearest Hartlepool. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.