We wanted to use a conveyancing solicitor in Shotley Bridge for our house move. Our financial adviser informed us that our mortgage lenders Halifax won't deal with them. Surely this is unfair competition?
Pre- 2008 most mortgage companies had a different appetite for risk. Almost all Shotley Bridge conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms regarding their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many Shotley Bridge conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Shotley Bridge is amongst the hundreds of areas where the solicitors we list are are authorised to act for Halifax.
I am aiming to move house in April. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in Shotley Bridge. Conveyancing firm was found prior to coming across your website.
On the afternoon of completion you will need to collect the house keys from the estate agent however this should only happen when the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. You should advise the removal men that they can start moving you in. We are not in a position to recommend a specific removal company but can help you find a residential property solicitor in Shotley Bridge or a lawyer that specialises in conveyancing in Shotley Bridge.
The mortgage over my property is with Leeds Building Society for my property in Shotley Bridge. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?
Leeds Building Society must be informed of your intention before renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. You need not do this via a Leeds Building Society conveyancing panel firm.
The formalities of my remortgage has taken place for my property in Shotley Bridge. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
My wife and I own a 4 bedroom Victorian house in Shotley Bridge. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shotley Bridge and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who conducted the purchase.
How does conveyancing in Shotley Bridge differ for newly converted properties?
Most buyers of new build residence in Shotley Bridge come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because builders in Shotley Bridge tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shotley Bridge or who has acted in the same development.
Given that I am about to spend 450k on a two bedroom apartment in Shotley Bridge I wish to talk to a solicitor about mytransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your property ownership legalities in Shotley Bridge.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Shotley Bridge should be the figure that you are charged.
There are only 68 years left on my flat in Shotley Bridge. I now want to get lease extension but my landlord is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you have used your best endeavours to track down the freeholder. In some cases a specialist may be helpful to carry out a search and to produce a report which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on proving the landlord’s disappearance and the application to the County Court covering Shotley Bridge.
Shotley Bridge Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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Who are the managing agents? It would be wise to discover as much as you can concerning the managing agents as they can either make life much easier or uncomfortable. As the proprietor of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to practical matters such as the upkeep of the communal areas. Ask prospective neighbours if they are happy with them. In conclusion, find out the dates that you are obliged pay the service charge to the appropriate party and specifically what you get for your money. How is the lease structured?