Unfortunately I am unable to travel far from Crawcrook. Is there a reason why all Crawcrook property lawyers aren't included on all lender panels?

Even though it may seem unfair for mortgage companies to limit who can represent them, from the public’s or conveyancer’s point of view, the the contrary view is that banks are increasingly anxious and consider it crucial to shield themselves from illegal activities. As a consequence of this concern banks have consolidated their panel of approved conveyancing lawyers to a size that they are happy to control.

I own a freehold house in Crawcrook but nevertheless pay rent, why is this and what is this?

It is rare for properties in Crawcrook and has limited impact for conveyancing in Crawcrook but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

I have a mortgage with Barclays for my property in Crawcrook. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?

Your original mortgage agreement with Barclays will provide that you need their approval before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays 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 Barclays directly. You need not do this via a Barclays conveyancing panel solicitor.

My offer was accepted on an apartment in Crawcrook on 6/3/2024, valuation was booked five days later, all came back fine. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Skipton have agreed my mortgage in principle, my offer on a apartment in Crawcrook has been agreed to, now what?

The estate agent will wish to be informed of your lawyer's details (ensure that the property lawyers are on the lender’s approved list). Telephone Skipton or your financial adviser and finalise any appropriate forms. Skipton will sellect a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Skipton will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Crawcrook.

I am using a search engine for the term cheap conveyancing in Crawcrook it reveals many property lawyerslocally. How do I determine which is the right conveyancer for my move?

The preferential way of seeking a suitable conveyancer is through a trusted recommendation, so ask colleagues and family who have purchased a property in Crawcrook or a respected estate agent or financial adviser. Fees for conveyancing in Crawcrook differ, so it's sensible to secure at least four fee estimates from varying types of solicitors. Dont forget to clarify that the costs are guaranteed not to increase.

I have just appointed agents to market my 2 bed flat in Crawcrook.Conveyancing solicitors are to be appointed soon but I have recently received a half-yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as usual as all rents and service invoices will be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process