Me and my partner are purchasing a 2 bedroom flat in Northumberland with a mortgage. We like our Northumberland conveyancer, however the bank says she’s not on their "panel". It appears that we have little option but to instruct one of the bank panel solicitors or keep our Northumberland lawyer and pay for one of their panel firms to represent them. We consider that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. Another option that might be available is for your Northumberland conveyancing lawyer to apply to be on the conveyancing panel.
Can I use your services to recommend a Conveyancing solicitor in Northumberland even where I’m not purchasing or disposing of a house, for example if I want to buy an office in Northumberland with a loan from Platform Home Loans Ltd?
Our search tool is primarily utilised to get a quote from residential conveyancing solicitors in Northumberland but we have listed at the end of this page a selection of Northumberland commercial conveyancing firms. You will need to enquire with the solicitors directly to check if they can also act for Platform Home Loans Ltd
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Northumberland. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Barclays will require that you use a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.
It has been 2 months since my purchase conveyancing in Northumberland completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I need to retain a conveyancing solicitor for leasehold conveyancing in Northumberland. I happened to chance upon a web site which seems to have the perfect solution If there is a chance to get all this stuff done via email that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since found out that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Northumberland. Conveyancing advisers have are soon to be appointed. Will they explain the issues?
The majority of houses in Northumberland are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Northumberland in which case you should be looking for a Northumberland conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is part of an estate. Your solicitor will appraise you on the various issues.
Northumberland Leasehold Conveyancing - Examples of Queries before buying
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Plenty Northumberland leasehold flats will be liable to pay a service bill for the upkeep of the building set by the landlord. If you buy the flat you will have to pay this contribution, normally in instalments accross the year. This could be anything from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent for you to pay annual, this is usually not a exorbitant amount, say approximately £50-£100 but you need to enquire it because occasionally it can be prohibitively expensive. Be sure to find out if the the lease contains any adverse restrictions in the lease. For example it is very common in Northumberland leases that pets are not permitted in in a block in Northumberland. If you like the flatin Northumberland however your cat is not allowed to make the move with you then you will be faced difficult decision. How long is the Lease?