We are looking to buy a house and need a conveyancing solicitor in Whitley Bay who is on the Santander conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Whitley Bay.
I used Arc property Solicitors several years past for my conveyancing in Whitley Bay. Now, I need the files but the law firm has closed. What do I do?
Do contact 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 Whitley Bay of the conveyancing firm of solicitors you previously instructed, 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 Whitley Bay ahead of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some banks may refuse to grant a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Whitley Bay. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Whitley Bay to see if the conveyancing will be more expensive.
How easy is it to swap solicitor as I have to find a firm on the Yorkshire Building Society conveyancing panel. I was using a local conveyancing solicitor in Whitley Bay five minutes from me but the firm is not approved by Yorkshire Building Society
We will our best to assist in finding you a conveyancing solicitor in Whitley Bay on the Yorkshire Building Society panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Whitley Bay. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Whitley Bay.
Do you have any advice for leasehold conveyancing in Whitley Bay with the purpose of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Whitley Bay can be avoided if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the purchasers’ conveyancers. If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to ongoing. A minority of Whitley Bay leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are 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 purchasers or their solicitors. Many landlords or managing agents in Whitley Bay charge for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Whitley Bay.
I purchased a garden flat in Whitley Bay, conveyancing was carried out October 2012. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Whitley Bay with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease comes to an end on 21st October 2078
You have 53 years remaining on your lease we estimate the price of your lease extension to be between £27,600 and £31,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
My lender have just issued us with a mortgage offer. We instructed a local conveyancer in Whitley Bay yesterday. Today, our broker phoned to advise us that the lender said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the bank had some control over our choice Is this permitted?
You are permitted to appoint any lawyer you prefer to choose including the said conveyancer in Whitley Bay however if your bank aren't happy with them you must fork out an extra fee so the mortgage company can retain their own solicitors as well to protect their interest. sometimes it is possible your preferred conveyancing firm to get included on to the mortgage company panel. Do make the most of online search facilities such as lenderpanel.com to find a conveyancing solcitor in Whitley Bay on the lender panel. You can go into your high street mortgage company branch in Whitley Bay. They will know some good conveyancing solicitors in Whitley Bay on the approved list.