I have given 8 weeks notice to my existing landlord and have to leave my let out property in Gosforth by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in six weeks as I wish to avoid having to find short term accommodation?
It is unwise to provide notice for your tenancy until your lawyer suggests that you should. If you have not already done so, contact to your conveyancer and urge them to they seek the assistance the sellers solicitors, try to get a realistic time scale from them that all parties will work to achieve
The Gosforth conveyancing firm that I recently instructed on my house acquisition in Gosforth have suddenly shut down. They were on acting for me because I needed a firm on the Lloyds conveyancing panel and my family Gosforth lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
Are all Gosforth Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved firms?
A selection of banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We previously instructed conveyancers with offices in Gosforth on the Lloyds solicitor panel. They are now charging me an additional charge for handling the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by Lloyds but by your Gosforth conveyancer. Some firms on the Lloyds panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Gosforth property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Do I need to be concerned by estate agents that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a local Gosforth conveyancing practice?
As with many professional services, often suggestions from family and friends can be worth their weight in gold. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all put forward conveyancers to retain. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are at liberty to select your own conveyancer. However, bear in mind that the majority of banks specify a panel list of lawyers you must use for the lender related work in your home move.
My in 2007. He has been wed, widowed and has recently married again. He will be selling the property in a couple of months. I believe he will simply be need to provide a copy of the marriage certificates to the lawyer however he is anxious it could hold up the conveyancing. Is it worth updating the land title documents for the house?
It is not absolutely necessary to bring up to date the title for the property as long as you have the evidence required to show how the name change has come about.
The purchaser’s conveyancing practitioner should review the land registry details and ask for evidence to prove the name change for instance marriage certificates.