Recently been in touch with my conveyancing solicitor in Darlington who conducted the legals two years ago asking for a conveyancing estimate based on an identical type of house sale & purchase (a leasehold property and a freehold premises) of similar values with a loan from Virgin Money. It looks as though am now being charged twice the amount. Am I right to be tempted to shop around for an alternative conveyancer?
The quote is slightly on the steep side. If you shop around you may be able to reduce the fees marginally by as much as a hundred pounds. That being said, if you were pleased with the conveyancing the firm gave you couldlive to regret opting for an an untested lawyer. If is important to ensure that the firm can represent Virgin Money. You can make use of our search tool to get a quote a Darlington conveyancing firm on the Virgin Money conveyancing panel, which can often include conveyancing solicitors in Darlington.
Do the conveyancing solicitors identified via your search tool handle auction conveyancing in Darlington?
We know of a number of auction lawyers we can connect you with those conducting auction conveyancing. Darlington is just one of our areas of in which our lawyers have offices.
I had a mortgage agreed in principle with Skipton. Darlington conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from Skipton?
Some lenders take longer than others. Have Skipton done the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We were going to get a OIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Darlington solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Darlington solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I currently have a mortgage with Lloyds for my property in Darlington. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Lloyds must be informed of your intention prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds 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 Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel solicitor.
How does conveyancing in Darlington differ for newly converted properties?
Most buyers of new build or newly converted property in Darlington contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Darlington usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Darlington or who has acted in the same development.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Darlington and how can you help?
The particular law that you refer to affords security of tenure to commercial leaseholders, granting the right to apply to court for a new lease and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Darlington