Is the fact that my conveyancer in County Durham is not on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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 simply call the County Durham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I have paid off my mortgage with Aldermore. I assume I don't need a County Durham conveyancer on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I currently have a mortgage with HSBC for my property in County Durham. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
HSBC must be informed of your intention prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent 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 HSBC directly. You need not do this via a HSBC conveyancing panel lawyer.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my County Durham bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My County Durham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. I have no idea who is right.
Your lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
How do I locate a County Durham law firm on the HSBC Bank conveyancing panel? I drive a motor bike and am prepared to travel upto 20miles to meet the solicitor.
You can use the search on this page. Please pick a lender and your location and you will see a number of County Durham conveyancing lawyers located nearest you. We have listed some County Durham conveyancing firms at the bottom of this page and you can call them to check if they are on the HSBC Bank member panel
I am using a search engine for the phrase conveyancing in County Durham it brings up many property lawyersin the vicinity. How do I determine which is the right conveyancer for the sale of my house?
The best method of seeking the right conveyancer is via trusted referral, so seek the counsel of friends and those you trust who have acquired a property in County Durham or a local estate agent or mortgage broker. Costs for conveyancing in County Durham vary, so it's sensible to obtain a minimum of three estimates from different conveyancers. Be sure to seek confirmation that the costs are assured not to increase.
I have just placed an offer on an apartment in County Durham and the estate agent that we are using recommended his conveyancer. She quoted £1000 plus VAT and disbursements. Does this sound expensive?
You should not rely on a single estimate. You should obtain like-for-like quotes for your conveyancing in County Durham. Then pick one that you are comfortable with and crucially, is on the approved panel of the bank that you are sourcing your mortgage from.