Is the fact that my solicitor in Darlington is not on my mortgage company's conveyancing panel that there is a problem with the standard of her work?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 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 Darlington conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Our lender has recommended solicitors on their panel based in Darlington but I would rather choose a conveyancing lawyer in Darlington round the corner to me. Can you assist?
The minority of Darlington conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Use our search tool to find a Darlington conveyancing solicitor on the on the lender panel.
Due to the encouragement of my in-laws I had a survey completed on a house in Darlington before appointing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks tend not grant a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Darlington. Conveyancing will be smoother if you use a solicitor in Darlington especially if they are acquainted with such properties in Darlington.
Am I right to be suspicious about third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Darlington conveyancing company?
As is the case with many service providers, often referrals from relatives can be extremely useful or valuable. But there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend lawyers to choose. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the endorsement. You are free to appoint your preferred lawyer. You need to be aware that most lenders operate an approved list of conveyancers you are obliged to use for the mortgage aspect of your transaction.
I today plan to offer on a house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Darlington. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Darlington ?
The majority of houses in Darlington are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Darlington so you should seriously consider looking for a Darlington conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to carry out changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer should report to you on the legal implications.