My husband and I are purchasing a 1 bedroom apartment in South Shields with a mortgage. We have a South Shields lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our South Shields property lawyer as well as pay for one of their panel lawyers to act for them. This seems very unfair; 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 lender’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. A further alternative is for your South Shields conveyancing solicitor to apply to be on the conveyancing panel.
We are planning to acquire a property and require a conveyancing solicitor in South Shields who is on the Nottingham approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in South Shields.
I am selling my home in South Shields. Will the property lawyer need to be on the RBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
What can a local search inform me regarding the property my wife and I buying in South Shields?
South Shields conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every South Shields conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
How does conveyancing in South Shields differ for newly converted properties?
Most buyers of new build premises in South Shields come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because house builders in South Shields tend to acquire the real estate, 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 accustomed to new build conveyancing in South Shields or who has acted in the same development.
My husband and I are first time buyers - had an offer accepted, yet the selling agent told us that the seller will only move forward if we appoint the agent's chosen conveyancers as they want a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in South Shields
It is highly unlikely the owners are driving this. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted South Shields conveyancing solicitors - rather thanthose that will provide their estate agent a introducer fee or achieve conveyancing thresholds pre-set by senior management.