Am I correct in assuming that the fact that my conveyancer in Bedale is not identified on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Should you be concerned you should contact the Bedale conveyancing practice and enquire why they are no longer on the approved list for your lender.
Can I use your services to find a Conveyancing solicitor in Bedale even where I’m not buying or disposing of a house, for instance where I wish to buy a shop in Bedale with a loan from Norwich and Peterborough Building Society?
Our comparison service is predominantly used to help choose residential conveyancing solicitors in Bedale but we have set out at the end of this page a few Bedale commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Norwich and Peterborough Building Society
I'm the only recipient of my late mum's will and I have everything in my name now, including the my former home in Bedale. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my property ownership may be considered the same way as though I had purchased the house in May. Do I have to wait half a year to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view mortgage companies take of it, depend on the lender as this clause primarily exists to capture the purchase and immediately sell or the quick reselling of properties.
I have decided to exercise my right to buy my property in Bedale off the council. I have a mortgage offer with Nottingham. Conveyancing is new to me. 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
Bank of Ireland have agreed my home loan in principle, my offer on a apartment in Bedale has been accepted, what happens next?
Your estate agent will wish to be advised as to your lawyer's details (ensure that the property lawyers are on the bank’s approved list). Contact Bank of Ireland or your broker and complete any appropriate paperwork. Bank of Ireland will instruct a valuer who will get in touch with the selling agent or owners to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Bank of Ireland will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bedale.
Due to the input of my in-laws I had a survey completed on a property in Bedale ahead of instructing solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders may refuse to grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bedale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bedale to see if the conveyancing costs will increase in light of this.
How and when do I incur the Stamp Duty Land Tax due for my Bedale house purchase?
Your lawyer should fill out a stamp duty return for you during your Bedale purchase transaction for you to sign. On completion your solicitor will submit your Land Transaction Return Form to the Inland Revenue and - as long as they have the funds - discharge any Stamp Duty payable on your behalf.