My wife and I are purchasing a 2 bedroom apartment in Gateshead with a mortgage. We like our Gateshead conveyancer, but the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Gateshead lawyer as well as pay for one of their panel firms to represent them. This feels very unfair; are we not able to insist that the mortgage company use our Gateshead conveyancing practitioner ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Gateshead conveyancing solicitor to apply to be on the conveyancing panel.
My partner and I have organised the release of further funds on our mortgage from Leeds Building Society as we intend to carry out improvements to our property in Gateshead. Do we need to select a local Gateshead solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?
Leeds Building Society do not ordinarily instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society list.
I currently have a mortgage with Co-operative for my property in Gateshead. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
Your original mortgage agreement with Co-operative will provide that you need their approval prior to renting your property as this is likely to be a breach of Co-operative’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 Co-operative directly. You need not do this via a Co-operative conveyancing panel firm.
Planning on purchasing a maisonette in Gateshead. 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 Skipton 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 Gateshead conveyancer is on the Skipton conveyancing panel.
My partner and I are intent on selling our home in Gateshead and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Gateshead lawyer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing outfit as opposed to a conveyancing solicitor in Gateshead. Having lived in Gateshead for three years we know that this is a non issue. Do we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm 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 health insurance to cover that same illness)
It has been 3 months following my purchase conveyancing in Gateshead concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How do I use the search tool to get a quote from a conveyancing practitioner in Gateshead on the approved list for my mortgage?
Step one is to select a mortgage company such as Santander, Virgin Money or Britannia then specify your preferred area e.g. Gateshead. Conveyancing organisations in Gateshead and across England and Wales should be shown.
If instructed can a conveyancer remove someone from the title of my home in Gateshead ?
Subtracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner