My wife and I are buying a 3 bedroom flat in Shiremoor with a mortgage. We have a Shiremoor lawyer, but the lender advise he's not on their "panel". It appears that we have no option but to instruct one of the mortgage company panel conveyancing practices or keep our Shiremoor conveyancing practitioner and pay for one of their panel lawyers to act for them. This feels very unfair; can we not demand that the mortgage company use our Shiremoor conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Shiremoor conveyancing solicitor to apply to be on the conveyancing panel.
Can your site be used to find a Conveyancing solicitor in Shiremoor even if I’m not buying or selling a house, for instance where I want to buy an office in Shiremoor with a mortgage from Norwich and Peterborough Building Society?
Our search tool is mainly used to find domestic conveyancing solicitors in Shiremoor but we have recorded at the bottom of this page some Shiremoor commercial conveyancing firms. You will need to speak with the company directly to see if they can also act for Norwich and Peterborough Building Society
A colleague advised me that in purchasing a property in Shiremoor there could be a number of restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Shiremoor which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Shiremoor should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the single beneficiary of my late father’s estate and I have everything in my name now, including the house in Shiremoor. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in April. Do I have to wait half a year to sell?
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." By the strict wording you might be caught by that. many lenders would take a pragmatic view as this provision is primarily there to identify the purchase and immediately sell or the flipping of property.
Completion of my remortgage has taken place for my property in Shiremoor. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I used Arc property Solicitors a few years past for my conveyancing in Shiremoor. Now, I need my documents but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shiremoor of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Shiremoor is the location of the property. Can you shed any light on this issue?
Flying freeholds in Shiremoor are unusual 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 very carefully. 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.
I have been recommended a conveyancing solicitor in Shiremoor. I need to find out if they are on the bank's conveyancing panel. Could you advise?
One option is to contact the lawyer to check if they are on the bank's approved list. Alternatively please get in touch with us and we can make some checks for you. If they are not on the lender panel we we can help find a specialist conveyancing solicitor in Shiremoor on the approved list for your mortgage company.