we are a couple who are buying a purpose built apartment in North Shields and Tynemouth with a mortgage from Halifax.We use our North Shields and Tynemouth conveyancing practitioner but Halifax informed us her practice is not on their "panel". It seems we have no choice but to instruct a Halifax panel solicitor or keep our preferred solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you is subject to its various provisions, one of which will be that solicitors must be on the Halifax conveyancing panel. in the past, most lenders had large numbers of solicitors 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Halifax
Forgive me if this question is silly but I am new to the process as FTB of a two bedroom flat in North Shields and Tynemouth. Do I pick up the keys to the property on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in North Shields and Tynemouth?
On the day of completion you do not need to go to the conveyancers office in North Shields and Tynemouth. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
Are all North Shields and Tynemouth Conveyancing Quality Solicitors on the TSB conveyancing list of approved practices?
It is true that some banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. 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 firms wishing to remain on their approved list of firms.
When it comes to mortgage companies such as TSB, do North Shields and Tynemouth property lawyers have to pay a fee to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who dealt with the conveyancing in North Shields and Tynemouth 5 years ago are no longer around. What are my options?
You no longer need to hold title deeds to prove you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
Due to the advice of my in-laws I had a survey completed on a property in North Shields and Tynemouth before appointing solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some lenders may not issue a mortgage on a flying freehold house.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in North Shields and Tynemouth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in North Shields and Tynemouth to see if the conveyancing will be more expensive.
In scouring the web for the words cheap conveyancing in North Shields and Tynemouth it shows results of many solicitorsin the area. How do I determine which is the suitable conveyancer for my move?
The preferential method of choosing the right conveyancer is through a trusted testimonial, so seek the opinion of friends and those you trust who have bought a property in North Shields and Tynemouth or the local estate agent or mortgage broker. Charges for conveyancing in North Shields and Tynemouth vary, so it's sensible to request a minimum of three fee estimates from different companies. Make sure that you know that the fees are fixed.
My wife and I purchased a leasehold flat in North Shields and Tynemouth. Conveyancing and The Royal Bank of Scotland mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in North Shields and Tynemouth who previously acted has now retired. Any advice?
The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to instruct a North Shields and Tynemouth conveyancing firm to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in North Shields and Tynemouth - Examples of Questions you should ask before buying
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Is anyone aware of any major works in the planning that will increase the service charges? Make sure you discover if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being permitted in in a block in North Shields and Tynemouth. If you like the apartmentin North Shields and Tynemouth however your dog is not allowed to live with you then you will be presented with a hard determination. You should want to discover as much as you can about the managing agents as they will either make your living at the property much easier or problematic. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to every day matters such as the upkeep of the common parts. Ask prospective neighbours if they are happy with them. Finally, investigate as to the dates that the maintenance charges are due to the managing agents and precisely what it includes.