Are you able to vouch for a Yorkshire Building Society allowed County Durham conveyancing solicitor that can complete within 28 days? Would it be better to use a high street County Durham firm or an internet comparison site?
We would be happy to suggest some excellent County Durham conveyancing firms. Another option is to visit the high street in County Durham. Approach a couple of law practices and request to see a conveyancing solicitor for a quote. Mention your expectations together with the reasons and ask for a commitment on your deadline. Choose the lawyer that genuine.
is it true that all County Durham solicitors on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
After much negotiation I have agreed a price on a house in County Durham. My financial adviser suggested a solicitor. I paid an upfront payment of £150. Shortly after, the solicitor contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local County Durham solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your County Durham postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in County Durham.
What can a local search reveal regarding the property I am buying in County Durham?
County Durham conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search is essential in every County Durham conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I'm purchasing a new build house in County Durham with the aid of help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not reveal to my conveyancer about this deal as it would jeopardize my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are purchasing a three room apartmentin County Durham with a home loan from a mortgage company. We would like to retain our conveyancer in County Durham however our mortgage company says he's not on their "panel". Apparently we need to choose from the our bank panel firms or keep our County Durham solicitor and incur the extra fees for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our bank use our County Durham lawyer?
No, not really. The mortgage company home loan issued is subject to its terms and conditions, one of which will be that solicitors will on the lender's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including many conveyancing solicitors in County Durham : a mortgagee 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 lender.