My mortgage broker has asked me for my Shiremoor lawyer’ panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have tried my local Shiremoor office but they don't know it.
Have you tried speaking to your Shiremoor property lawyer about this?. Most Shiremoor law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Forgive me if this question is silly but I am new to the house moving as FTB of a ground floor flat in Shiremoor. Do I pick up the keys to the house on completion from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Shiremoor?
On the day of completion you do not need to attend the conveyancers office in Shiremoor. Conveyancing lawyers for you will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
We had selected conveyancers located in Shiremoor on the Coventry BS solicitor panel. They are now charging me a supplemental charge for handling the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. This fee is not dictated by Coventry BS but by your Shiremoor solicitor. Plenty of firms on the Coventry BS panel will charge ’dealing with mortgage’ fee and others do not.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Shiremoor building society branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Shiremoor conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the property lawyer is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
3 months have elapsed since my purchase conveyancing in Shiremoor concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. 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 residence 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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Shiremoor is the location of the property. What do you suggest?
Flying freeholds in Shiremoor are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shiremoor you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shiremoor may decide 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 premises.
As co-executor for the will of my aunt I am selling a property in Neath but I am based in Shiremoor. My conveyancer (based 260 miles from mehas requested that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Shiremoor who can witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in Shiremoor