When it comes to lenders such as Clydesdale, do Baldock solicitors have to pay a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
is it true that all Baldock solicitors on the Aldermore conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
We have agreed to purchase a house in Baldock. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Bank of Ireland your lawyer must follow the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and lawyers are required to report to Bank of Ireland where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not limited to Baldock.
I completed on my apartment on 6 July and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Baldock said it would be recorded in less than a month. Are titles in Baldock particularly slow to register?
There is nothing unique about conveyancing in Baldock registration formalities. Rather than based on location, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry communicate with any third persons or bodies. Currently roughly three quarters of submission are fully addressed within 12 days but some can be subject to longer hold-ups. Registration is effected once the new owner is living at the premises so an expedited registration is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Baldock differ for newly converted properties?
Most buyers of new build residence in Baldock approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Baldock tend to acquire the land, 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 Baldock or who has acted in the same development.
As co-executor for the estate of my father I am selling a residence in Neath but reside in Baldock. My conveyancer (based 250 miles from merequires that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Baldock to witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Baldock based
Online reading suggests that Baldock solicitors are more costly than Baldock conveyancers in Baldock to use when buying a property. Am I better off using a conveyancer or a solicitor if I am buying a house in Baldock.
When it comes to conveyancing in Baldock the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.