I can't travel far from Cullercoats. What is the rationale as to why all Cullercoats conveyancing practitioners are not on all mortgage company panels?
Banks ordinarily restrict either the nature or volume of conveyancing practices on their panel. A common example of such restriction(s) being that the practice is required to have two or more partners. As well as restricting the structure of firm, some have made a decision to reduce the number of organisations they use to represent them. You should note that building societies have no accountability for the quality of service provided by any Cullercoats lawyer on their approved list. Mortgage fraud was the primary trigger for the culling of conveyancing panels a few years ago even though there are contrary opinions concerning whether solicitors sat at the center of that fraud. Statistics from HM Land Registry indicates that thousands of conveyancing organisations only conduct a couple of conveyances annually. Those vindicating conveyancing panel consolidation question why law firms deserve the right to be listed on a lender panel when clearly conveyancing is not their primary expertise?
As a first time buyer what is the most important advice you can impart regarding purchase conveyancing in Cullercoats?
Not many law firms shout this from the rooftops but conveyancing in Cullercoats and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and even potentially the lender. Appointing a law firm for your conveyancing in Cullercoats an important selection as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to act in your best interests and to protect you.
There is a distinct creep of a "blame" culture- someone has to be at fault for the process taking so long. We recommend that you must always trust your solicitor above the other parties in the home moving process.
My husband and I have organised the release of further monies on our mortgage from Aldermore as we want to conduct renovations to our property in Cullercoats. Do we need to choose a nearby Cullercoats solicitor on the Aldermore conveyancing panel to deal with the paperwork?
Aldermore would not normally instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.
The formalities of my remortgage has taken place for my property in Cullercoats. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I recently had an offer agreed on a house in Cullercoats. My mortgage broker pressured me to appoint their lawyer. I paid an upfront payment of £200. A few days later, the lawyer called 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.
I am selling our property in Cullercoats and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a web based conveyancing practice rather than a conveyancing solicitor in Cullercoats. We have lived in Cullercoats for 4 years we know of no issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I purchased a terraced Victorian property in Cullercoats. Conveyancing solicitor acted for me and Skipton Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should assess 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 Cullercoats and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing practitioner who conducted the purchase.