We have very assertive sellers who has insisted on a preliminary agreement with a down payment 10k. Are such arrangements generally advanced for Newcastle upon Tyne conveyancing transactions?
There are a couple of primary drawbacks with signing a lock out agreement (also referred to as a no-shop agreement) is that it takes away the focus from making progress with the conveyancing process, so unless it requires little or no negotiation then it may turn out to be a hindrance. It is not promoted by Newcastle upon Tyne conveyancing practitioners as a result. The other main issue is the extent of the remedies available - an aggrieved buyer is extremely unlikely to be granted an injunctive ruling by a court to prohibit the owner completing the sale to an alternative purchaser, so the only remedy open via the agreement will be the reimbursement of abortive costs and, in rare scenarios, the extra payment of damages.
We see that you have a search directory identifying law firms on the TSB conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Newcastle upon Tyne?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Newcastle upon Tyne.
If you had a top tip for choosing a conveyancing solicitor in Newcastle upon Tyne what would it be?
Do not opt for the cheapest Newcastle upon Tyne conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
My solicitor has informed me that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Newcastle upon Tyne?
The appropriate level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
Completion of my purchase has taken place for my property in Newcastle upon Tyne. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
My colleague suggested that where I am purchasing in Newcastle upon Tyne I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Newcastle upon Tyne conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Newcastle upon Tyne around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information concerning Newcastle upon Tyne.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who conducted the conveyancing in Newcastle upon Tyne 4 years ago no longer exist. What do I do?
Assuming you have a registered title the information relating to your ownership will be retained by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, locate your property and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
The solicitors conducting our conveyancing in Newcastle upon Tyne has forwarded papers to review that indicate that the land is unregistered with epitome documents. Why is the property not registred at the Land Registry?
Although the vast majorities of properties in Newcastle upon Tyne are now registered with HM Land Registry there are still a few that remain unregistered. Any property in Newcastle upon Tyne that has been purchased since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Newcastle upon Tyne property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Newcastle upon Tyne conveyancing solicitors will be capable of dealing with this type of conveyancing but if any uncertainty exists the prevailing guidance these days appears to be for the seller’s conveyancer to undertake the registration formalities first and then deal with the dispose of the property to the purchaser - this can though naturally result in a significant delay.