We are a couple about to exchange contracts for a property in North Shields. We encountered a stumbling block. Our mortgage offer with Britannia expires on 13/3/2026 but the owners are insisting on a completion date of 17/3/2026. Is it possible to prolong the loan offer?
The best person to address this question is your solicitors who will hopefully calculate if he or she is better off negotiating with the mortgage broker, seller’s lawyers, selling agents or indeed all three given what has happend in your house move as of today.
Do the Building Society Association intend to launch a online directory to to identify practices on the Coventry BS conveyancing panel for instance in North Shields?
Lexsure has not been advised of any intention on the part of the BSA to promote such a search facility.
Forgive me if this question is silly but I am unexperienced as a first time purchaser of a garden flat in North Shields. Do I collect the keys to the premises on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in North Shields?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be called to collect the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
We had instructed solicitors located in North Shields on the Principality solicitor approved list. They have just invoiced me a separate charge for handling the Principality mortgage. Is this a supplemental conveyancing fee specified by Principality?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your solicitor can charge a fee for this. The fee is not dictated by Principality but by your North Shields conveyancer. Plenty of firms on the Principality panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
Completion of my remortgage has taken place for my property in North Shields. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases 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.
I bought my apartment on 9 October and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in North Shields advises it should be dealt with inside ten days. Are titles in North Shields uniquely lengthy to register?
As far as conveyancing in North Shields is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can differ depending on the party submitting the application, whether it is in order and if the Land registry have to notify any interested parties. Currently approximately three quarters of submission are fully dealt with within two weeks but some can be subject to protracted delays. Historically registration takes place once the buyer is living at the premises therefore 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
I've recently bought a leasehold house in North Shields. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
North Shields Conveyancing for Leasehold Flats - Examples of Queries before buying
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How many of the leaseholders are in arrears for their maintenance charge payments? Make sure you discover if there is anything that is prohibited in the lease. For example it is very common in North Shields leases that pets are not permitted in certain buildings in North Shields. If you love the flatin North Shields however your cat can’t move with you then you will be faced difficult determination. Who are the managing agents?
Should I stop my mortgage payments with Santander once a completion date for my home sale in North Shields has been set?
You are best advised to maintain paying any mortgage payments to Santander until the mortgage is redeemed out of the proceeds of sale as part of your North Shields conveyancing.