My mortgage broker has requested my Shiremoor lawyer’ panel reference for the Lloyds conveyancing panel. Can you suggest how I discover this. I have tried my local Shiremoor branch but they have not got back to me yet.
Have you tried contacting your Shiremoor lawyer about this?. Most Shiremoor law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
It is 10 years ago since I acquired my house in Shiremoor. Conveyancing solicitors have just been instructed on the sale but I am unable to locate my title deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be retained by the mortgage company or they could be in the possession of the solicitor who acted in the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Shiremoor relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
Can you clarify what the consequences are if my solicitor is removed from the Nationwide Solicitor panel ahead of completing my conveyancing in Shiremoor?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
A friend pointed out to me me that in buying a property in Shiremoor there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Shiremoor which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Shiremoor should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the only recipient of my late mum's estate with all property in now in my sole name, including the house in Shiremoor. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in March. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view banks take of it, depend on the mortgage company as this provision is principally there to capture subsales or the wholesaling and assigning of property.
Completion of my remortgage has taken place for my property in Shiremoor. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I opted to have a survey done on a house in Shiremoor in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks will refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shiremoor. Conveyancing will be smoother if you use a solicitor in Shiremoor especially if they are acquainted with such properties in Shiremoor.
Am I better off to instruct a Shiremoor conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can carry out the conveyancing but they are based 200miles away.
The primary upside of using a local Shiremoor conveyancing practice is that you can drop in to execute paperwork, present your ID and apply pressure on them where appropriate. Having local Shiremoor know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that must outweigh using an unfamiliar Shiremoor conveyancing solicitor just because they are Shiremoor based.