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Find a Billingham Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Billingham? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Billingham transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Billingham conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Billingham

I am progressing with the sale of my home in Billingham and the EA has just called to advise that the purchasers are appointing a new conveyancer. The excuse is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a big named lender only engage with specific law firms rather the firm that they want to choose for their conveyancing in Billingham ?

Lenders have always had panels of law firms that can act for them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions justify this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

I am in a contract race with another buyer for a property in Billingham. What can I do to expedite matters?

In the event that the seller is applying time constraints for your conveyancing it is advisable to make sure that your conveyancer is familiar with the location as they will have local contacts and insight. It is possible that they would have handled previoushouses in the same neighbourhood. You would be best advised to use a Billingham conveyancing solicitor. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is believed that just under twenty per cent of Billingham conveyancing deals are suspended or derailed after finding out that a purchaser’s lawyer was not on their banks panel. In many cases this discovery resulted in the legal transfer of property being held up by as much as 21 days. It is said that this issue affects approximately 100,000 home moves annually. Many Billingham conveyancing firms can not act for certain banks so do check at the outset.

A relative advised me that in buying a property in Billingham there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?

There are anumerous of properties in Billingham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Billingham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I'm the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Billingham. The Billingham property was put into my name in April. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the house in April. Is the property unsalable for six months?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this provision is principally there to identify the purchase and immediately sell or the quick reselling of properties.

Completion of my remortgage has taken place for my property in Billingham. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Just had an offer accepted on a new build apartment in Billingham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Billingham

    Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My husband and I are hoping to buy a four bedroom ground floor flatin Billingham with a loan from a lender. We have selected a lawyer in Billingham however our lender says she’s not on their "panel". We have to appoint one of the our lender panel solicitors or keep our Billingham conveyancer and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage company home loan issued is subject to conditions, one of which will be that lawyers will on the bank's conveyancing panel. in the past, most mortgage companies had open panels, including almost all conveyancing solicitors in Billingham : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your bank.

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