Do the conveyancing solicitors listed on your site handle auction conveyancing in Newcastle under Lyme?
There are a number of auction practitioners we can put you in touch with those conducting auction conveyancing. Newcastle under Lyme is one of our areas of where our lawyers have a presence.
It is a dozen years since I acquired my home in Newcastle under Lyme. Conveyancing lawyers have now been retained on the sale but I can't find my deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be kept by the lender or they may still be with the solicitor who oversaw the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Newcastle under Lyme relates to registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
I have decided to exercise my right to buy my property in Newcastle under Lyme off the council. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
The mortgage over my property is with Kent Reliance for my property in Newcastle under Lyme. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance in advance of renting your property as this is likely to be a breach of Kent Reliance’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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel solicitor.
After much negotiation I have agreed a price on a house in Newcastle under Lyme. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. Not long after, the solicitor called me to say 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.
Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial estate in Newcastle under Lyme?
Its becoming the norm that commercial conveyancing solicitors in Newcastle under Lyme will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Newcastle under Lyme. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Newcastle under Lyme.
For every commercial conveyancing transaction in Newcastle under Lyme it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Newcastle under Lyme commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Newcastle under Lyme.
Have purchased a a semi-detached house in Newcastle under Lyme , What is the estimated time for the Land Registry to register my ownership? My Newcastle under Lyme conveyancing solicitor works at snail pace, so I want to check that my ownership is registered.
As far as conveyancing in Newcastle under Lyme is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. At present approximately 80% of such applications are fully dealt with within two weeks but occasionally there can be protracted hold-ups. Registration is effected once the buyer has moved in to the property so registration formalities is not always primary concern but if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
Why do I have to supply my solicitor with various items of identification ahead of starting my conveyancing in Newcastle under Lyme?
Newcastle under Lyme lawyers are duty bound by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering Regulations to certify that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and DOB.