Frequently asked questions relating to the Newcastle Building Society Solicitor Panel from members of the public
Is the fact that my solicitor is not on the Newcastle Building Society Conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. 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 most common reasons for removal are: (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.
I require the services of a Newcastle Building Society panel solicitor in Belfast. Can you assist?
Unfortunately it’s not apparent why you need a Newcastle Building Society panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to Newcastle Building Society to find out which solicitors in Newcastle Building Society are on their panel. If you do find such a firm not listed please direct them to our site to list. After all the cost is only one £1 a month
My grandmother passed away 10 months ago and as sole heir and executor was left the house. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds 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.
My wife and I have arranged a further advance on our mortgage from Newcastle Building Society as we wish to carry out alterations or improvements our home. Do we need to appoint a solicitor on the Newcastle Building Society conveyancing panel to deal with the paperwork?
Newcastle Building Society do not ordinarily appoint a member of their conveyancing panel to deal with such a matter. If they did require any legal work then you would need to ensure that such a lawyer was on the Newcastle Building Society list
The mortgage over my property is with Newcastle Building Society. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Newcastle Building Society?
Your original mortgage agreement with Newcastle Building Society will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Newcastle Building Society’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Newcastle Building Society directly. It should not be necessary to do this via a Newcastle Building Society conveyancing panel solicitor.
My ex -wife’s name is on the Newcastle Building Society mortgage of my property but not on the land registry. The apartment was transferred to me on our divorce many years ago by way of a sealed court order. Does my ex still have a say on the sale even though the land registry showing the property in my name alone? Will I be required to take her name of the Newcastle Building Society mortgage in order to sell?
In terms of the Newcastle Building Society mortgage, it is unusual that your ex-wife’s name remains on the mortgage but not on the title. It is conceivable that this is an oversight on the part of your conveyancers to ensure that her name was removed or even an administrative error on the part of Newcastle Building Society in failing to update their data. In any event, it should cause difficulty providing her name no longer appears on the Land Registry title and you have a court order ordering that the property is transferred to you.