How up to date is your database of Newcastle upon Tyne solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?
Newcastle upon Tyne conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
We're in Newcastle upon Tyne, First timers buying with a mortgage (lender is Aldermore , and our solicitor is on the Aldermore conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Forgive me if this question is silly but I am new to the process as FTB of a ground floor flat in Newcastle upon Tyne. Do I receive the keys to the house on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Newcastle upon Tyne?
On the day of completion you do not need to go to the conveyancers office in Newcastle upon Tyne. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's solicitors, and once they have received this, you should be able to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Newcastle upon Tyne. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the house in December. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Some mortgage companies would take a sensible view as this clause chiefly exists to pick up on subsales or the wholesaling and assigning of properties.
I have a mortgage with Skipton for my property in Newcastle upon Tyne. Conveyancing has been completed some time ago. If I am intending 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 Skipton?
You must advise Skipton before renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel firm.
Do I need to take out insurance to address the risk of chancel repairs when acquiring a house in Newcastle upon Tyne?
Unless a prior purchase of the house completed after 12 October 2013 you can expect conveyancing practitioners conducting conveyancing in Newcastle upon Tyne to continue to recommend a chancel search and or chancel repair liability policy.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Newcastle upon Tyne is where the house is located. Can you shed any light on this issue?
Flying freeholds in Newcastle upon Tyne are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Newcastle upon Tyne you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Newcastle upon Tyne may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am buying a flat mortgage free. My solicitor has been given with two distinct evidence of photographic identification, bank statement, multiple utility bills. Now he wants a copy from a probate lawyer stating that the funds are in order and that it has come from inheritance and not via illegitimate means.
In today’s world you will not be able to complete any Newcastle upon Tyne conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering laws.