I just acquired a flat at auction in Whitley Bay. Conveyancing is needed. What happens now?

Now that you have exchanged you should hire the services of a conveyancing solicitor soon as you are facing a tight a drop dead date to complete the purchase. All auction property will ordinarily have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You need to pass this on to the conveyancer working for you at the earliest opportunity. You also need to ensure that your finances are in order to complete on the date specified in the contract.

Are all Whitley Bay Conveyancing Quality Solicitors on the Nationwide conveyancing panel?

It is true that some banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives 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 solicitors wishing to remain on their panels.

Completion of my remortgage has taken place for my property in Whitley Bay. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all 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. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

How does conveyancing in Whitley Bay differ for new build properties?

Most buyers of new build premises in Whitley Bay come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Whitley Bay typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whitley Bay or who has acted in the same development.

How difficult is it to switch firm as I have to select one who is on the Alliance & Leicester conveyancing list. I instructed a local conveyancing solicitor in Whitley Bay round the corner but the firm is not approved by Alliance & Leicester

We will our best to assist in finding you a conveyancing solicitor in Whitley Bay on the Alliance & Leicester panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Whitley Bay. In making use of the find a conveyancing solicitor tool on this site, you can scrutinise fees for conveyancing solicitors in Whitley Bay and beyond.

Am I best advised to use a Whitley Bay conveyancing lawyer based in the vicinity that I am buying? We have a good friend who can conduct the legal formalities but her office is approximately 350kilometers away.

The primary upside of using a local Whitley Bay conveyancing practice is that you can attend the office to execute documents, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and the majority were content that must outweigh using an unfamiliar Whitley Bay conveyancing solicitor just because they are local.

I am an executor of my recently deceased parent's Will, with a house in Whitley Bay which is to be sold. The bungalow has never been registered at the Land Registry and I'm told that many buyers solicitors will insist that it is in place before they'll move forward. What's the mechanism for this?

In the situation that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.