My wife and I are buying a 2 bedroom flat in Newcastle under Lyme with a mortgage. We would like to retain our Newcastle under Lyme lawyer, however the mortgage company says she’s not on their "panel". It appears that we have no option but to instruct one of the bank panel firms or retain our Newcastle under Lyme solicitor as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to require that the mortgage company use our Newcastle under Lyme solicitor ?
No, not really. The mortgage offered to you 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 Newcastle under Lyme conveyancing solicitor to apply to be on the conveyancing panel.
We hope to to buy with Loughborough BS. I dropped in 3 or 4 local firms yet cant to find a Newcastle under Lyme conveyancing firm on the Loughborough BS approved list. Please you assist?
Please do make use of the search tool on this web page. Pick the mortgage company and type Newcastle under Lyme or your location and you will be presented with numerous conveyancers based in Newcastle under Lyme or by proximity to you.
What is the difference between a licensed conveyancer and conveyancing solicitor in Newcastle under Lyme
There are many registered licenced Conveyancers in Newcastle under Lyme and Solicitor partnerships in Newcastle under Lyme who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Are all Newcastle under Lyme Conveyancing Quality Solicitors on the Yorkshire BS conveyancing panel?
Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I am currently in the process of buying my council flat in Newcastle under Lyme. I have a mortgage agreed with Co-operative. 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
I have been on the look out for a leasehold apartment up to £305k and found one round the corner in Newcastle under Lyme I like with amenity areas and transport links in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Newcastle under Lyme suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
I am looking into buying my first house which is in Newcastle under Lyme and I am already nervous. I couldn't find anything specific about Newcastle under Lyme. Conveyancing will be needed in due course but do you know about the Newcastle under Lyme area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Newcastle under Lyme. In the meantime here are some basic statistics that we found
When it comes to my conveyancing in Newcastle under Lyme should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Newcastle under Lyme conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.