If you had a top tip for choosing a conveyancing solicitor in Tynemouth what would it be?
It would be unwise to be seduced by the cheapest Tynemouth conveyancing quote. You really do get what you’re paying 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 go into the conveyancing with your eyes wide open.
How can we tell if a Tynemouth conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Tynemouth getting recommendations is a good 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 which is cheap as chips. We would always suggest that you speak with the lawyer handling your conveyancing.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Tynemouth solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 purchased a renovated Edwardian house in Tynemouth. Conveyancing solicitor represented me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the exact same address. Is it worth asking Aldermore to clarify?
You need to assess 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 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 buyers. You can also enquire as to the position with your conveyancing solicitor who conducted the work.
Due to the input of my in-laws I had a survey completed on a house in Tynemouth in advance of instructing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend refuse to give a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Tynemouth. Conveyancing will be smoother if you use a solicitor in Tynemouth especially if they are acquainted with such properties in Tynemouth.
What does commercial conveyancing in Tynemouth cover?
Commercial conveyancing in Tynemouth covers a wide range of advice, supplied by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment 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 tenancies.
Can you provide any advice for leasehold conveyancing in Tynemouth from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Tynemouth can be avoided if you instruct lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the buyers’ conveyancers. If you have the benefit of shareholding in the freehold, you should make sure that you have the original share certificate. Arranging a new share certificate can be a time consuming formality and slows down many a Tynemouth home move. Where a new share certificate is required, you should approach the company director and secretary or managing agents (if relevant) for this as soon as possible. A minority of Tynemouth leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly 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 purchasers or their lawyers. If you have had any disputes with your landlord or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than unsettled.
Leasehold Conveyancing in Tynemouth - Examples of Questions you should ask Prior to Purchasing
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Are any of leasehold owners in dispute over their service charge liability? Does the lease have in excess of 80 years remaining? Generally speaking the outlay for major works tend not to be built into the service charges, albeit that there some managing agents in Tynemouth require leaseholders to pay into a sinking fund and this is used to offset against major works.
Are there any specific advantages to instructing a local solicitor in Tynemouth
Home movers in Tynemouth select a nearby high street property lawyer so that they can visit if they have questions, and to collect mortgage deeds rather than run the risk of relying on the post.
There is a marginal advantage in selecting a lawyer nearby to a property you are planning to purchase, due to the in-depth knowledge of the locality and possible local issues - yet this is moot. The majority of conveyancers undertaking their work online and may be any place in the world.