I am hoping to receive a mortgage offer from Nat West. My intention is to enlist the help of a Licensed Conveyancer in Ryhope. Does the Nat West Conveyancing panel include Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Finally the sale completed on my house in Ryhope last October yet the purchaser is telephoning daily to moan that his conveyancer is waiting to hear from mysolicitor. What should have happened following completion?

Following your house sale your conveyancer is committed to deliver the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer must also send confirmation that the home loan has been repaid to the buyers conveyancers. There is unlikely to be post completion procedures just for conveyancing in Ryhope.

I am selling our property in Ryhope and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Ryhope conveyancer would know that there is no such problem. It does beg the question why the buyers used an online conveyancing firm as opposed to a conveyancing solicitor in Ryhope. Having lived in Ryhope for 4 years we know that this is a non issue. Should we contact our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Just acquired a semi-detached house in Ryhope , how long should it take for the Land Registry to record the transfer to my name? My Ryhope conveyancing solicitor has been painfully slow, so I want to be certain the post completion formalities are dealt with.

As far as conveyancing in Ryhope is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can adjust subject to who lodges the application, whether it is in order and whether the Land registry need to notify any other parties. As of today roughly three quarters of submission are completed within two weeks but occasionally there can be longer hold-ups. Historically registration occurs once the new owner has moved in to the premises so an expedited registration is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.

I work for a busy estate agent office in Ryhope where we have witnessed a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Ryhope conveyancing firms. Could you clarify whether the seller of a flat can commence the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Ryhope - A selection of Questions you should consider before buying

Best to be warned whether fixing the lift or some other major work is due in the near future to be shared amongst the tenants and will dramatically increase the the service charges or result in a one time payment. This question is important as a) areas could cause problems for the block as the common areas may start to deteriorate if maintenance remain unpaid b) if the leaseholders have an issue with the running of the building you will want to have all the details Is anyone aware of any major works in the near future that will add a premium to the maintenance costs?