Me and my partner are due to exchange buying a house in North Shields but as a consequence of wreckage from the recent storms I have managed to agree compensation from the seller of £3k in the form of a deduction in the price. This was going to be dealt with as part of the conveyancing process however Aldermore will not permit this. Why were they notified?
The solicitor being on a Aldermore approved list is required to advise Aldermore of any variations to the sale price. If you were to refuse your solicitor to disclose the reduction to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new property lawyer for your conveyancing in North Shields.
We are purchasing a flat and need a conveyancing solicitor in North Shields who is on the Lloyds conveyancing panel. Can you recommend a local 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 Lloyds . We don't recommend any particular firms conducting conveyancing in North Shields.
I am the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in North Shields. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the house in January. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most mortgage companies would take a pragmatic view as this obligation is principally there to capture subsales or the flipping of property.
Is it the case that all North Shields solicitor practices on the Co-operative conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
I have decided to exercise my right to buy my property in North Shields off the council. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
My partner and I are selling our house in North Shields and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street North Shields conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing practice rather than a conveyancing solicitor in North Shields. We have lived in North Shields for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must 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 health insurance to cover that same illness)
I am looking for a flat up to £195,000 and found one round the corner in North Shields I like with amenity areas and railway links in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in North Shields suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage that many years may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.