I am in the process of selling my maisonette in North Shields and Tynemouth and the EA has just telephoned to advise that the purchasers are changing their conveyancer. The reason given is that the lender will only deal with solicitors on their approved list. Why would a big named lender only deal with specific lawyers rather the firm that they want to select for their conveyancing in North Shields and Tynemouth ?
Banks have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
I moved into my home on 14 May and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in North Shields and Tynemouth said it would be concluded in a couple of weeks. Are titles in North Shields and Tynemouth particularly slow to register?
There is nothing unique about conveyancing in North Shields and Tynemouth registration formalities. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any interested parties. As of today approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration occurs after the purchaser has moved in to the property so post completion formalities is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. North Shields and Tynemouth is the location of the property. What do you suggest?
Flying freeholds in North Shields and Tynemouth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Shields and Tynemouth you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Shields and Tynemouth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am looking for a conveyancing solicitor in North Shields and Tynemouth for my house move. Is there any facility to review a solicitor's complaints history with the profession’s regulator?
Members of the public may read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.
Having checked my lease I have discovered that there are only Seventy years unexpired on my flat in North Shields and Tynemouth. I now wish to get lease extension but my landlord is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to find the landlord. On the whole an enquiry agent would be useful to carry out a search and to produce an expert document which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the application to the County Court covering North Shields and Tynemouth.
I invested in buying a leasehold flat in North Shields and Tynemouth, conveyancing was carried out in 2008. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in North Shields and Tynemouth with an extended lease are worth £206,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2086
With 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.