We see that you have a post code search directory listing firms on the Lloyds conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Shiremoor?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shiremoor.
We had chosen conveyancing lawyers located in Shiremoor on the Virgin Money solicitor approved list. They have just invoiced me a separate sum for dealing with the Virgin Money mortgage. Is this a supplemental conveyancing fee specified by Virgin Money?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor can levy a fee for this. The charge is not set by Virgin Money but by your Shiremoor property lawyer. Plenty of firms on the Virgin Money panel will levy ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I have paid off my mortgage with Nottingham. I assume I don't need a Shiremoor conveyancing practitioner on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I had an offer accepted on an apartment in Shiremoor on 7/11/2024, valuation was booked five days after, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
Various web forums that I have come across warn that are the primary cause of delay in Shiremoor conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Shiremoor.
About to purchase a new build apartment in Shiremoor. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Shiremoor
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Due to the input of my in-laws I had a survey completed on a property in Shiremoor in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some lenders tend not issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shiremoor. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shiremoor to see if the conveyancing costs will increase in light of this.
We expect to complete the sale of our £400,000 flat in Shiremoor next Monday. The landlords agents has quoted £300 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Shiremoor?
Shiremoor conveyancing on leasehold maisonettes often involves the purchaser’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions most will be willing to assist. They are entitled to invoice a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some cases it is above £800. The management information fee required by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration fees, otherwise the invoice is not strictly payable. In reality you have little option but to pay whatever is demanded if you want to exchange contracts with the buyer.
I inherited a 1 bedroom flat in Shiremoor, conveyancing having been completed March 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Shiremoor with an extended lease are worth £265,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2100
With just 76 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.