Newcastle Building Society Conveyancing Panel Example Support Desk Enquires
from members of the public
Is the fact that my solicitor is not isted on the Newcastle Building Society Solicitor panel that there is a problem with the standard of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 3 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the firm and ask them why they are no longer on the approved list for Newcastle Building Society.
We are due to exchange on the purchase a house but as a result of damage from the recent storms I have agreed compensation from the seller of £3k approx by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company Newcastle Building Society will not agree to this. Why was Newcastle Building Society even consulted?
Your lawyer being on the Newcastle Building Society conveyancing panel is duty bound to inform Newcastle Building Society of any changes to the purchase price. If you were to refuse your lawyers to disclose the reduction to Newcastle Building Society then they would have to discontinue acting for you and Newcastle Building Society.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the Newcastle Building Society conveyancing panel solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Leeds
so that I can attend their offices if required.
Whereas this was necessary twenty years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Leeds
My grandfather passed away last year and as sole heir and executor was left the property. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Newcastle Building Society , pay off the mortgage etc. Is this possible?
If you intend to re-mortgage then Newcastle Building Society will insist on your using a conveyancer on the Newcastle Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Newcastle Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Newcastle Building Society mortgage is registered as a charge at the Land Registry.
I had instructed online solicitors based in London who are on the Newcastle Building Society solicitor panel. They have just invoiced me a separate fee of £135 for the legal aspects of the Newcastle Building Society mortgage. Is this a supplemental conveyancing fee specified by Newcastle Building Society?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Newcastle Building Society but by your lawyers. Some firms on the Newcastle Building Society will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
After shopping around on the internet I have found a solicitor having made sure that they are on the Newcastle Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
I've read lots of house buying,I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my solicitor - who is on the Newcastle Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Newcastle Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Newcastle Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey.
You may wish to consider appointing your own surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by postcode. As you are getting a mortgage with Newcastle Building Society you could contact your them to see if they have a list of approved surveyors.
My husband and I are purchasing a penthouse in Hendon. Conveyancing solicitors in Hendon are preferred to beretained. My mothersuggested that we double-check that the property lawyer in Hendon is on the Newcastle Building Society list of approved conveyancing firms. Aren't all lawyers on the Newcastle Building Society panel?
It is not that case that all Hendon conveyancing practices are on the Newcastle Building Society conveyancing panel. Use the above search tool to locate a Hendon conveyancing firm
on the on the Newcastle Building Society approved list of lawyers.