Am I correct in assuming that the fact that my conveyancer in Newcastle upon Tyne is not on my lender's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Newcastle upon Tyne conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
A colleague pointed out to me me that in purchasing a property in Newcastle upon Tyne there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?
There are a number of properties in Newcastle upon Tyne which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Newcastle upon Tyne should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am aiming to move house in September. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Newcastle upon Tyne. Conveyancing firm was organised before I stumbled across your site.
On the day of completion you can collect the keys from your selling agent however this can only occur after the sellers lawyers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you can tell the removal company that they can start moving you in. We do not suggest a particular removal organisation but can help you choose a conveyancing in Newcastle upon Tyne or a firm that specialises in conveyancing in Newcastle upon Tyne.
The formalities of my purchase has taken place for my property in Newcastle upon Tyne. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Will my conveyancer be asking questions concerning flooding during the conveyancing in Newcastle upon Tyne.
Flooding is a growing risk for conveyancers carrying out conveyancing in Newcastle upon Tyne. Some people will purchase a house in Newcastle upon Tyne, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their conveyancers which will figure out the risks in Newcastle upon Tyne. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine whether the premises has historically flooded. If the premises has been flooded in past which is not notified by the owner, then a buyer could issue a claim for damages resulting from an inaccurate reply. A buyer’s conveyancers will also carry out an enviro report. This will disclose whether there is a recorded flood risk. If so, more detailed investigations will need to be made.
It has been four months since my purchase conveyancing in Newcastle upon Tyne completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I need to instruct a conveyancing lawyer in Newcastle upon Tyne for my home move. Is it possible to check a firm’s complaints history with the legal regulator?
Members of the public can see presented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may recorded call for training reasons.