I am planning to acquire a property and require a conveyancing solicitor in Penshaw who is on the Chelsea Building Society solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as Penshaw. We dont recommend any particular firm.
I am the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Penshaw. Conveyancing formalities meant that the Land Registry date was in July. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the property in July. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view mortgage companies take of it, depend on the lender as this requirement is primarily there to capture subsales or the flipping of property.
The formalities of my purchase has taken place for my property in Penshaw. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. 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.
After what seems like an age I have had an offer on a maisonette in Penshaw accepted, the owners do nevertheless have an associated purchase. The sellers have put an offer on on an apartment, but it’s not been accepted yet, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Penshaw. What should be my next step? At what point should I apply for the mortgage with Virgin Money?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then survey, Penshaw conveyancing search fees, etc). First, you must check that your property lawyer is on the Virgin Money approved list. Regarding the next stages this very much dictated by the specifics of your case, motivation for the property and on the state of the market. In a hot market many buyers would apply for the mortgage with Virgin Money and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to move forward with the conveyancing in Penshaw.
We are selling our house in Penshaw and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Penshaw conveyancer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Penshaw. We have lived in Penshaw for three years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You must check with 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 sickness)
It has been five months since my purchase conveyancing in Penshaw took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 property 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.
How does conveyancing in Penshaw differ for new build properties?
Most buyers of new build premises in Penshaw contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Penshaw usually 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 Penshaw or who has acted in the same development.
In my capacity as executor for the will of my grandfather I am selling a property in Swansea but I am based in Penshaw. My solicitor (based 200 kilometers awayhas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing lawyer in Penshaw who can witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are located in Penshaw