If you had a top tip for selecting a conveyancing solicitor in Tynemouth what would it be?
We would encourage you not to go for the cheapest Tynemouth conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
How can we tell if a Tynemouth conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Tynemouth seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I am selling my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being problematic. The Tynemouth solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I own a renovated Victorian property in Tynemouth. Conveyancing lawyer acted for me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for 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 Tynemouth and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who conducted the purchase.
Due to the encouragement of my in-laws I had a survey completed on a house in Tynemouth prior to retaining lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some banks will refuse to issue a loan on this type of home.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Tynemouth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tynemouth to see if the conveyancing will be more expensive.
What does commercial conveyancing in Tynemouth cover?
Tynemouth conveyancing for business premises incorporates a broad range of advice, provided by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Do you have any advice for leasehold conveyancing in Tynemouth from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Tynemouth can be reduced if you appoint lawyers as soon as you market your property and ask them to put together the leasehold information needed by the buyers’ conveyancers. A minority of Tynemouth leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years remaining on your lease but you should verify this via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is below 80 years. It is therefore important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share certificate. Organising a new share certificate can be a time consuming formality and slows down many a Tynemouth conveyancing deal. Where a new share certificate is needed, you should approach the company officers or managing agents (where applicable) for this as soon as possible.
Tynemouth Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
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Best to be warned if fixing the lift or some other major work is due shortly to be shared between the leaseholders and will dramatically increase the the maintenance charges or necessitate a one off payment. Be sure to find out if there is anything that is prohibited in the lease. For example plenty of leases prohibit pets being allowed in in a block in Tynemouth. If you love the flatin Tynemouth however your cat is not allowed to move with you then you will be presented with a hard choice.
Are there any specific benefits to using a local lawyer in Tynemouth
Home movers in Tynemouth opt for a nearby high street conveyancing practitioner so that they can visit just in case they have concerns, and to collect mortgage deeds rather taking the chance in relying on the Royal Mail.
One could argue that there exists a slight edge in using a lawyer local to the property you are planning to purchase, due to the knowledge of the area and potential local concerns - nevertheless this is moot. Many conveyancers are now over the internet and could be almost anywhere.