My property lawyer in Clayton-le-Moors has never been on on the Norwich and Peterborough Building Society Conveyancing Panel. Can I still use my prefered solicitor notwithstanding that they are excluded from the Norwich and Peterborough Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Clayton-le-Moors solicitors but Norwich and Peterborough Building Society will need to use a solicitor on their panel. This will result in additional total legal fees and result in frustration.
- Get a new solicitor to act in the conveyancing, remembering to check they are Norwich and Peterborough Building Society approved.
- Persuade your Norwich and Peterborough Building Society solicitor to seek to join the Norwich and Peterborough Building Society panel
I am assisting my aunt sell her house in Clayton-le-Moors. Will the conveyancer order the EPC or should I organise this?
Following the demise of Home Packs, energy performance certificates became a required element of moving house. An EPC must be commissioned before the property is advertised. This is not a task that solicitors normally organise. If you are instructing a Clayton-le-Moors conveyancing practitioner they may help arrange EPC’s given their contacts with reputable Clayton-le-Moors assessors
I currently have a mortgage with Co-operative for my property in Clayton-le-Moors. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?
You must advise Co-operative before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel solicitor.
Intending to buy a house in Clayton-le-Moors. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Clayton-le-Moors lawyer is on the HSBC conveyancing panel.
five months have elapsed following my purchase conveyancing in Clayton-le-Moors completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Do I need to be wary by estate agents that I am dealing with are suggesting a national conveyancing firm as opposed to a local Clayton-le-Moors conveyancing company?
As is the case with lots of service providers, often suggestions from relatives can be very helpful. Nevertheless there are many players in a conveyancing transaction; estate agents, financial adviser and banks may suggest solicitors to appoint. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are free to select your preferred conveyancer. However, bear in mind that many banks have an approved list of solicitors you must use for the lender aspect of your conveyancing.
I acquired a flat in Clayton-le-Moors last 26/7/2024 and to date it is still not registered with HMLR. It was part of a new estate and my property lawyer told me that it can take twelve months to complete the registration formalities. I have called HMLR directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. What can I do?
It is your lawyer that you must get in touch with in order to satisfy any questions which have been raised as part of the registration process for your Clayton-le-Moors property. Normal Clayton-le-Moors conveyancing practice includes an undertaking on the part of the seller's lawyer that they will help resolve any question raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.