Am I correct in assuming that the fact that my solicitor in Ponteland is not listed on my bank's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Ponteland conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
It is 10 years ago since I purchased my house in Ponteland. Conveyancing solicitors have recently been retained on the sale but I am unable to track down the title documents. Is this a major issue?
You need not be too concerned. Firstly the deeds may be kept by the lender or they may stored with the lawyers who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Ponteland relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
This question may be naive but I am unexperienced as a first time buyer of a garden flat in Ponteland. Do I receive the keys to the property on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Ponteland?
On the day of completion you do not need to attend the conveyancers office in Ponteland. Conveyancing lawyers for you will transfer the completion advance to the owner’s conveyancers, and once they have received this, you should be called to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
I am the sole recipient of my late mum's will and I have everything in my name now, including the my former home in Ponteland. The Ponteland property was put into my name in January. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the house in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view banks take of it, depend on the mortgage company as this obligation primarily exists to pick up on subsales or the wholesaling and assigning of property.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Ponteland solicitor on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
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 have justdiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Ponteland for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ponteland conveyancing specialists.
I'm refinancing my existing home to a BTL loan with The Royal Bank of Scotland and I will use the ballance of the raised equity towards another house. The location we are looking at is Ponteland. Will your conveyancers be able to act for both sets of lenders and link together the conveyances?
Make use of our comparison tool on this site to check that the lawyers are approved by both banks. On the basis that they are the solicitor will be able to tie up the two transactions but you should have a chat with you solicitor and specify your desired outcome and needs.
I need to instruct a conveyancing solicitor for some conveyancing in Ponteland. I've chance upon a site which looks to be the ideal solution If it is possible to get all formalities done via phone that would be preferable. Should I be concerned? What are the potential pitfalls?
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?