I am the registered owner of a freehold residence in Shiremoor but still pay rent, why is this and what is this?

It’s unusual for properties in Shiremoor and has limited impact for conveyancing in Shiremoor but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

My husband and I are hoping to buy a 1 bedroom apartment in Shiremoor with a loan from Bank of Scotland.We use our Shiremoor conveyancing solicitor but Bank of Scotland advised that her practice is not listed on their "panel". It seems we have no choice but to instruct a Bank of Scotland panel lawyer or keep our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Bank of Scotland use our lawyer?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, a common one being that solicitors needs to be on the Bank of Scotland approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Bank of Scotland

We are buying a property in Shiremoor. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to deposit our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We are planning to move house in August. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you suggest a removal company in Shiremoor. Conveyancing lawyer was chosen prior to coming across this page.

On the afternoon of completion you will need to collect the keys from your property agent however this can only occur after the vendors lawyers confirm to the agent that the monies to complete are in and the keys can be handed over. You should inform the removal men that they can start moving you in. We do not recommend a specific removal company but can help you find a residential property solicitor in Shiremoor or a solicitor with expertise in conveyancing in Shiremoor.

I am buying a property in Shiremoor. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?

Given that your lender is Kent Reliance your lawyer must check the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Shiremoor.

I require quick conveyancing in Shiremoor as I have pressure to complete inside 4 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you are at free not to have searches carried out although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in Shiremoor the following are examples of what can arise and therefore affect the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

How does conveyancing in Shiremoor differ for newly converted properties?

Most buyers of new build residence in Shiremoor contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because builders in Shiremoor usually acquire 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 property lawyers 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 Shiremoor or who has acted in the same development.