I require conveyancing for an apartment in a fairly new development (five years old) in Crawcrook. 95% of the properties are already sold. Is it strictly necessary to order local searches as part of conveyancing in Crawcrook?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Crawcrook conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in no uncertain terms that you have them. Where accelerating the process and expenses are primary issues you should discuss with your solicitor about the options such as contingency insurance available to you
I am considering applying for a Skipton mortgage for purchase of a newly converted (under development) in Crawcrook with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Skipton ?
In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Is it correct that all Crawcrook CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved practices?
It is true that some banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We are getting the release of further funds on our home loan from Principality as we intend to carry out renovations to our property in Crawcrook. Are we obliged to choose a nearby Crawcrook solicitor on the Principality conveyancing panel to deal with the paperwork?
Principality don't usually require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
I recently had an offer agreed on a house in Crawcrook. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Not long after, the property lawyer called me embarrassingly acknowledging that they were not on the UBS 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 UBS 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.
I am looking into buying my first house which is in Crawcrook and I am already nervous. I couldn't find anything specific about Crawcrook. Conveyancing will be needed in due course but do you know about the Crawcrook area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Crawcrook. In the meantime here are some basic statistics that we found
Are the Crawcrook conveyancing lawyers identified as being on the mortgage company conveyancing panel, together with their details provided by the lender?
Crawcrook firms and firms conducting conveyancing in Crawcrook themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.