My wife and I are hoping to purchase a flat in Gateshead and are in fact using a Gateshead conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Scotland have this evening contacted us to inform me that there is now an issue as our Gateshead lawyer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Gateshead solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
We are looking to buy a property and require a conveyancing solicitor in Gateshead who is on the Virgin Money conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Gateshead.
I am mortgaging my property in Gateshead, does my lawyer need to be on the Santander Conveyancing panel?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I just acquired a house at auction in Gateshead. Conveyancing is needed. What happens now?
Having to all intents and purposes signed on the dotted line you now have to find a conveyancing lawyer quickly as you are facing a tight a drop dead date to complete the purchase. Every auction property should have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete on the date specified in the contract.
We had selected conveyancers with offices in Gateshead on the Co-operative solicitor panel. They are now charging me a further sum for handling the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. This fee is not dictated by Co-operative but by your Gateshead property lawyer. Some firms on the Co-operative panel will levy ’dealing with mortgage’ fee and others do not.
My partner and I are in the throws of viewing apartments in Gateshead and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Santander.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
I opted to have a survey completed on a property in Gateshead before appointing solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies may refuse to issue a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Gateshead. Conveyancing may be slightly more expensive based on your lender's requirements.
I am downsizing from my home. My former lawyers closed down. I am in need of a recommendation of a conveyancing firm. Im based in Gateshead if that makes a difference.
Do use our search tool to help you find a solicitor for your conveyancing in Gateshead. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.