I was recommended to a solicitor who has given a fee estimate £1350 for fixed fee conveyancing in South Shields. I am looking to sell a modern detached home for £300,000. Is this over the top? Is it in excess of the norm for conveyancing in South Shields?
The estimate does seem a tad overpriced. If you shop around you could shave off some of the cost by perhaps £100 plus VAT. On the other hand, you maylive to regret opting for an an unknown conveyancer. Don't forget to enquire that the firm can represent your bank. Do use our search tool to select a South Shields conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in South Shields.
This question may be naive but I am new to the house moving as FTB of a ground floor flat in South Shields. Do I pick up the keys to the premises on completion from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in South Shields?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
The mortgage over my property is with Nationwide for my property in South Shields. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Nationwide must be informed of your intention before letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.
About to purchase apartment in South Shields. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the South Shields conveyancer is on the RBS conveyancing panel.
The deeds to our property are lost. The solicitors who handled the conveyancing in South Shields 10 years ago are no longer around. What do I do?
Gone are the days when you need to have the physical official documentation to prove you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
Just had an offer accepted on a new build flat in South Shields. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in South Shields
-
There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I'm converting the mortgage on my current house to a buy to let loan with Leeds Building Society and intend to use the remaining equity as a deposit on another property. The area we are talking about is South Shields. Will your solicitors be able to act for both sets of lenders and tie in the transactions?
Make use of our comparison tool on this site to be sure that the lawyers are approved by both banks. Assuming that they are the conveyancer should be able to tie up the two conveyancing matters but you should talk with you conveyancer and make clear your desired outcome and requirements.
What are your top tips when it comes to appointing a South Shields conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a South Shields conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non South Shields conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
-
What volume of lease extensions have they completed in South Shields in the last 12 months? If they are not ALEP accredited then why not?
I invested in buying a split level flat in South Shields, conveyancing formalities finalised 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in South Shields with an extended lease are worth £201,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2089
With only 64 years left to run the likely cost is going to span between £15,200 and £17,600 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.