My IFA says he needs my Northallerton lawyer’ panel reference for the Nat West conveyancing panel. How do I obtain this. I have called my local Northallerton branch but they have not responded to me.
You are best placed to get this information from your Northallerton property lawyer . They keep a central record lender panel numbers.
I am the registered owner of a freehold property in Northallerton but still charged rent, why is this and what is this?
It’s unusual for properties in Northallerton and has limited impact for conveyancing in Northallerton 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 date back many centuries, but the Rent Charge Act 1977 barred the creation 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 is to be dispensed with completely.
The Northallerton conveyancing solicitors that just started acting on my purchase in Northallerton have without warning shut down. I chose them because I had to have a lawyer on the Santander conveyancing panel and my family Northallerton lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
There are numerous conveyancing solicitors in Northallerton but how do I know who's good?
It would be unwise to be seduced by the lowest Northallerton conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We are getting the release of further funds on our mortgage from Kent Reliance as we want to carry out alterations to our home in Northallerton. Are we obliged to appoint a bricks and mortar Northallerton solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Northallerton lawyer on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
A friend advised me that where I am buying in Northallerton I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Northallerton conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Northallerton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Northallerton Education with maps and statistics, Local Amenities and other useful information concerning Northallerton.