My wife and I are planning to purchase a house in Hartlepool and have appointed a Hartlepool conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Skipton Building Society have this afternoon contacted us to inform me that there is now an issue as our Hartlepool solicitor is not on their approved list of lawyers. What do we do from here?
Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Hartlepool lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
I can see plenty of here regarding conveyancing in Hartlepool but what is your top tip for choosing the right conveyancer in Hartlepool
Do not opt for the lowest Hartlepool conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We are aiming to move house in December. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Hartlepool. Conveyancing lawyer was chosen before I stumbled across your site.
On the afternoon of completion you can collect the keys from your property agent but this should only be done when the sellers conveyancers advise the agent that they have the completion monies and the keys can be collected. After that you will need to tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you find a conveyancing in Hartlepool or a lawyer with expertise in conveyancing in Hartlepool.
I am expecting a OIP from Lloyds 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 Lloyds recommend any Hartlepool solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hartlepool solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
My wife and I have a terraced Edwardian property in Hartlepool. Conveyancing solicitor acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hartlepool and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the purchase.
Should I be suspicious that brokers that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a High Street Hartlepool conveyancing practice?
As is the case with lots of service providers, often referrals from relatives can be worth their weight in gold. Nevertheless there are lots of people with a vested interest in a conveyancing transaction; estate agents, financial adviser and banks might all suggest lawyers to use. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a commercial relationship behind the recommendation. You are at liberty to appoint your own lawyer. Don't forget that many mortgage providers specify a panel list of law firms you have to use for the mortgage aspect of your conveyancing.
My step-father has recommend that I instruct his conveyancers in Hartlepool. Do I follow his guidance?
There are no two ways about it the best way to find a conveyancing lawyer is to seek recommendations from friends or family who have actually experience in using the solicitor that you are contemplating using.