I am progressing with the sale of my home in Tynemouth and the estate agent has just called to say that the buyers are appointing a new conveyancer. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to choose for their conveyancing in Tynemouth ?
UK lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
I am aiming to move property in January. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you recommend a removal company in Tynemouth. Conveyancing lawyer was chosen before I stumbled across this page.
On the afternoon of completion you will need to collect the keys from the estate agent but this can only occur when the previous owners conveyancers advise the agent that they have the completion monies and the keys can be released. After that you should advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can help you locate a conveyancing in Tynemouth or a legal practice with expertise in conveyancing in Tynemouth.
After months of negotiation I have agreed a price on an apartment in Tynemouth. My mortgage broker suggested a property lawyer. I paid an on account payment of £175. Soon after, the property lawyer contacted me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a house in Tynemouth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tynemouth solicitor is on the Clydesdale conveyancing panel.
I used Arc property Solicitors a few years past for my conveyancing in Tynemouth. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tynemouth of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a house in Tynemouth prior to instructing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend not grant a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help 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.
Taking into account that I am about to part with over three hundred thousand on 3 bedroom house in Tynemouth I wish to talk to a solicitor concerning thetransaction in advance of instructing the firm. Can this be arranged?
This is something that we recommend - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your property ownership legalities in Tynemouth.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Tynemouth should be the amount on the final invoice that you are charged.
I am employed by a busy estate agency in Tynemouth where we see a number of leasehold sales put at risk due to short leases. I have been given contradictory information from local Tynemouth conveyancing firms. Please can you shed some light as to whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Tynemouth Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing
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The majority of Tynemouth leasehold properties will have a service charge for maintenance of the block set on behalf of the management company. Should you acquire the flat you will have to pay this liability, usually in instalments during the year. This can differ from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge for you to pay annual, this is usually not a large figure, say approximately £25-£75 but you should to enquire as on occasion it could be many hundreds of pounds. Make sure you investigate if there is anything that is prohibited in the lease. By way of example it is reasonably common in Tynemouth leases that pets are not allowed in certain buildings in Tynemouth. If you love the propertyin Tynemouth however your dog is not allowed to move with you then you will be faced hard compromise. What is the the remaining lease term?