Am I correct in assuming that the fact that my solicitor in Alston is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible 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 contact the Alston conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Can the conveyancing solicitors listed on your site handle attended exchange conveyancing in Alston?
We do have a number of conveyancing specialists who can conduct one day exchanges. You should call us to secure a costs illustration and details as to availability.
I am currently in the process of buying my council flat in Alston. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
It is not clear whether my bank requires a lease extension. I have telephoned my Alston bank branch on various occasions and was informed it wasn't a problem and they will lend. My Alston conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
The solicitor has to follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I had an offer accepted on an apartment in Alston on 6/6/2024, valuation was booked 3 days after, all came back fine. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Alston? or I am told that there is an ancient law that means some homeowners residing in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this appropriate for conveyancing in Alston?
Unless a prior purchase of the house completed post 12 October 2013 you could take it that conveyancing practitioners handling conveyancing in Alston to remain recommending a chancel search and or insurance against a claim.
How does conveyancing in Alston differ for new build properties?
Most buyers of new build or newly converted property in Alston approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Alston tend to purchase the real estate, 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 accustomed to new build conveyancing in Alston or who has acted in the same development.