I am purchasing a victorian detached house in Shiremoor. The intention is to carry out a loft conversion at the property.Will the conveyancing process include checks to see if these alterations are allowed?

Your conveyancer should review the deeds as conveyancing in Shiremoor will on occasion identify restrictions in the title deeds which prohibit certain alterations or need the consent of another owner. Many works require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

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

As you are obtaining a mortgage with Kent Reliance your lawyer must check the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and lawyers are required to report to Kent Reliance where a lease fails to meet these specifications. The conditions relate to the installation of panels on properties nationwide and is not restricted to Shiremoor.

I was told four weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in Shiremoor is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Shiremoor differ for newly converted properties?

Most buyers of new build residence in Shiremoor approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because house 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 conveyancers 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 used to new build conveyancing in Shiremoor or who has acted in the same development.

I have been on the look out for a flat up to £235,500 and found one close by in Shiremoor I like with amenity areas and station nearby, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Shiremoor suitable, so just wondered if I would be making a mistake buying a short lease?

Should you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

How do I use your search app to get a quote from a conveyancing solicitor in Shiremoor on the authorised to act for my lender?

First choose a lender such as Yorkshire Building Society, Norwich and Peterborough Building Society or TSB then specify your preferred area e.g. Shiremoor. Conveyancing firms in Shiremoor and further afield will then be listed.

The conveyancers undertaking our conveyancing in Shiremoor has sent papers to review that indicate that the property is unregistered with epitome documents. How can it be that the property not yet recorded at the Land Registry?

Whilst the vast majorities of properties in Shiremoor are now registered with HM Land Registry there are still a few that remain unregistered. Any property in Shiremoor that has been transferred since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Shiremoor property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Shiremoor conveyancing solicitors will be capable of dealing with this type of conveyancing but where uncertainty prevails the usual recommendation nowadays appears to be for the seller to undertake the registration formalities first and then sell - this will have a domino effect to cause a significant delay.