My wife and I are in the process of viewing houses in Gateshead and I am now considering a potential offer. Is it wise to have a property lawyer on ‘stand by’? I intend to finance via a home loan with Principality.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Gateshead property lawyer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
After much negotiation I have agreed a price on an apartment in Gateshead. My mortgage broker suggested a solicitor. I paid an on account payment of £200. A couple of days later, the lawyer called me embarrassingly acknowledging 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.
I have a renovated Georgian property in Gateshead. Conveyancing practitioner acted for me and Leeds Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gateshead and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who completed the work.
I am purchasing my first flat in Gateshead with a loan from Accord Mortgages Ltd. The developers would not reduce the amount so I negotiated 6k of extras instead. The sale representative advised me not disclose to my conveyancer about the extras as it would affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
How do I identify a Gateshead law firm on the Birmingham Midshires conveyancing panel? I have wheels and am prepared to travel upto 10miles to meet the conveyancer.
Feel free to make use of the search on this website. Please choose the bank and your location and you will see a number of Gateshead conveyancing lawyers based on proximity. We have listed some Gateshead conveyancing firms at the bottom of this page and you can call them to see if they are on the Birmingham Midshires panel
I have just appointed agents to market my garden flat in Gateshead. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the maintenance contribution as you normally would given that all rents and maintenance invoices should be apportioned on completion, so you should recover the relevant percentage 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 until 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. This will smooth the conveyancing process.
I bought a 2 bed flat in Gateshead, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Corresponding flats in Gateshead with a long lease are worth £191,000. The ground rent is £55 yearly. The lease runs out on 21st October 2079
With just 53 years remaining on your lease we estimate the premium for your lease extension to range between £27,600 and £31,800 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
I require the services of a mortgage company panel solicitor in Gateshead. Can you assist?
It is not clear why you need a Gateshead panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Gateshead are on their panel . If you do find such a firm in Gateshead not listed please direct them to our site to list. After all the cost is only one £1 a month