It may have been a long time coming a mortgage agreement from NatWest for the refinancing of my 2 bedroom garden flat is to be issued by the end of next week. Could you suggest a cheap conveyancing practitioner in North Shields and Tynemouth?
You have arrived at the wrong place to search for a cheap conveyancing solicitors in North Shields and Tynemouth. Our goal is to offer affordable conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint organisations teasing you with £100 conveyancing in North Shields and Tynemouth. Optimistically, in going for cheap conveyancing, you will receive what you pay for and at worst it will result in you spending a lot in extras and still not end up with the service expected.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a North Shields and Tynemouth lawyer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I can not work out if my lender requires a lease extension. I have telephoned my North Shields and Tynemouth building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My North Shields and Tynemouth conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their published requirements. I simply don't know who is right.
The lawyer has to follow the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being problematic. The North Shields and Tynemouth solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What does a local search reveal concerning the house I am buying in North Shields and Tynemouth?
North Shields and Tynemouth conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search is essential in every North Shields and Tynemouth conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
Are there restrictive covenants that are commonly identified as part of conveyancing in North Shields and Tynemouth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in North Shields and Tynemouth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the guidance of my in-laws I had a survey completed on a house in North Shields and Tynemouth in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks may not grant a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you e-mail us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help 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.
Estate agents have just been given the go-ahead to market my ground floor apartment in North Shields and Tynemouth. Conveyancing is yet to be initiated, however I have just received a quarterly service charge demand – what should I do?
The sensible thing to do is pay the maintenance contribution as you normally would because all rents and maintenance payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in North Shields and Tynemouth - Examples of Queries Prior to Purchasing
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Generally speaking the outlay for major works are not included within service charges, albeit that some managing agents in North Shields and Tynemouth ask leaseholders to pay into a reserve fund created for the specific purpose of building a fund for major works. What is the yearly maintenance fee and ground rent? If a North Shields and Tynemouth lease has no more than 80 years it will affect the salability of the flat. Check with your bank that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension at some point and you need to have some idea of what this would cost. Remember, in most cases you would need to own the premises for two years in order to be entitled to carry out a lease extension.