My husband and I are buying a 1 bedroom flat in Boldon with a mortgage. We wish to retain our Boldon solicitor, however the lender advise she’s not on their "panel". It appears that we have little choice but to instruct one of the lender panel conveyancing practices or keep our Boldon conveyancer and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Boldon conveyancing solicitor to apply to be on the conveyancing panel.
When does exchange of contracts take place for sale conveyancing in Boldon and do I need to be at the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Boldon you are welcome to attend to sign the paperwork. That being said, the lender approved solicitors we work with supply a countrywide conveyancing service and provide as equally diligent and professional a job for you when communicating with you by post or email. The executing of the contract is not the critical part. A signed contract is just a prerequisite for the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Boldon)to be in the office available at the end of the phone to exchange contracts.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Boldon?
There are two types of lawyers who can perform conveyancing in Boldon namely licenced conveyancers or solicitors. The two can administer the legal services that required to complete the sale or acquisition of property. They are both duty bound to handle Boldon conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the requisite steps should be accurately followed.
My bid for a property was accepted at auction in Boldon. Conveyancing is necessary. What happens now?
Now that you have to in every practical sense signed on the dotted line you must instruct a conveyancing practitioner quickly as you are faced with a fast approaching a fixed date to complete the property. An auction property should have an associated legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You should give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
My partner and I have organised a further advance on our home loan from Lloyds as we wish to conduct improvements to our house in Boldon. Are we obliged to select a nearby Boldon solicitor on the Lloyds conveyancing panel to handle the legals?
Lloyds would not normally instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.
I have justbecome aware that Stirling Law have been shut down. They carried out my conveyancing in Boldon for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Boldon conveyancing specialists.
My wife and I purchased a leasehold house in Boldon. Conveyancing and Britannia mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Boldon who acted for me is not around. Do I pay?
The first thing you should do is contact HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Boldon conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a studio flat in Boldon, conveyancing was carried out in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Boldon with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2094
With 69 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
My uncle completed his conveyancing in Boldon Six years ago. He has got wed, divorced and is now remarried. He now wants to the sell the Boldon property. I suspect that he will just be asked to supply copies of his marriage certificates to the lawyer but he is anxious it could frustrate the conveyancing. Should he appoint a property lawyer to update the land title information for the property?
The is no need to bring up to date the register providing you have the proof needed to show how the name change occurred.
The buyer’s conveyancing practitioner should examine the land registry entries and ask for evidence to establish the change of name for instance marriage documentation.