My wife and I are planning to acquire a house in Boldon Colliery and are in fact using a Boldon Colliery conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. The Mortgage Works have this evening contacted us to advise us that they have now hit a problem as our Boldon Colliery solicitor is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Boldon Colliery lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
A colleague informed me that in buying a property in Boldon Colliery there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Boldon Colliery which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Boldon Colliery should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a 4 bedroom semi-detached house in Boldon Colliery. The intention is to convert the garage to a playroom at the property.Will legal work on the property include enquiries to determine if these works are permitted?
Your solicitor should review the deeds as conveyancing in Boldon Colliery can sometimes reveal restrictions in the title documents which restrict categories of alterations or require the permission of a 3rd party. Many additions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
Can you help - my lawyer says that lack of building regulations insurance is required on my purchase. What is the level of cover for Boldon Colliery conveyancing?
The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial estate in Boldon Colliery?
Many commercial conveyancing solicitors in Boldon Colliery will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Boldon Colliery. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Boldon Colliery.
For every commercial conveyancing transaction in Boldon Colliery it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Boldon Colliery commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Boldon Colliery.
I have been pointed in your direction by three or four local estate agents in Boldon Colliery to get a quote from a solicitor on your site. What’s the financial upside for Estate Agents to market your services over a competitor’s?
We refuse to give any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My brother has suggested that I use his lawyers for conveyancing in Boldon Colliery. Should I find my own solicitor?
There are no two ways about it the ideal way to find a conveyancing lawyer is to get recommendations from friends or relatives who have experience in using the solicitor you're considering.