My lawyer in South Shields is not on the TSB Approved Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are not on the TSB panel?
The limited options available to you here include:
- Carry on with your existing South Shields solicitors but TSB will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal charges as well as cause frustration.
- Choose a new practitioner to act in the purchase, not forgetting to check they are Persuade your solicitor to use their best endeavours to join the TSB conveyancing panel
I'm the single beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in South Shields. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership could be regarded the same way as if I'd bought the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors 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 mortgage companies would take a sensible view as this obligation primarily exists to identify the purchase and immediately sell or the quick reselling of properties.
When it comes to lenders such as Nationwide, do South Shields solicitors incur an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
We had chosen solicitors based in South Shields on the Coventry BS solicitor panel. They are now charging me an additional sum for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner may charge a fee for this. This charge is not dictated by Coventry BS but by your South Shields conveyancer. Plenty of firms on the Coventry BS panel will quote an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
We are planning on selling our house in South Shields and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing practice as opposed to a conveyancing solicitor in South Shields. Having lived in South Shields for six years we know of no issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing firm already. What do they say? You must enquire of 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 life insurance to cover that same ailment)
It has been 4 months following my purchase conveyancing in South Shields concluded. I have checked the Land Registry website which shows that I paid £200,000 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 asset 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.
I only have Fifty years unexpired on my lease in South Shields. I now wish to extend my lease but my freeholder is can not be found. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to track down the freeholder. In some cases an enquiry agent may be useful to carry out a search and prepare a report to be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s disappearance and the application to the County Court covering South Shields.
South Shields Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying
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On the whole the outlay for major works tend not to be included within service charges, albeit that some managing agents in South Shields ask tenants to pay into a reserve fund created for the specific intention of building a fund for major repairs or maintenance. The majority of South Shields leasehold apartments will be liable to pay a service charge for maintenance of the block invoiced by the management company. If you acquire the flat you will have to meet this amount, normally quarterly accross the year. This could vary from two or three hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a rentcharge for you to pay yearly, ordinarily this is not a exorbitant figure, say around £50-£100 but you should to enquire as occasionally it could be surprisingly expensive. Does the lease have onerous restrictions?
I have read on a number of online forums that before choosing a conveyancing solicitors they need approved by your mortgage company. I am first time buyer with but I have an AIP with Nat West Bank and I already have a bricks and morter conveyancing lawyer in South Shields on standby. Can HSBC need an approved conveyancer to be instructed? Does a list of panel solicitors even exist for my conveyancing in South Shields?
You need to use a solicitor that is on the HSBC panel. Just call your chosen South Shields conveyancing solicitor and ask if they are on the HSBC panel. If they are not approved you have numerous choices available to you here:
- Complete the deal with your existing South Shields conveyancer but HSBC will no doubt appoint a conveyancer from their approved panel. The net impact is additional cost together with likely delay.
- Choose a fresh conveyancing practitioner to act in the purchase, not forgetting to check that they are on the HSBC conveyancing panel.
- Convince your lawyer to do everything within their powers to join the HSBC conveyancing panel.