Am I correct in assuming that the fact that my solicitor in Hebburn is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That would most likely be a wrong assumption to make. There are plenty of reasonable 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 most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Hebburn conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Having sold my house in Hebburn last April yet the purchaser is e-mailing me complaining that their solicitor needs to hear from mine. What are the post completion sale formalities now that I have sold?
Following your sale your solicitor should forward the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor must also evidence that the mortgage has been repaid to the purchasers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Hebburn.
My aunt informed me that in buying a property in Hebburn there could be a number of restrictions preventing external alterations to the property. Is this right?
There are a number of properties in Hebburn which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Hebburn should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm in the process of looking at houses in Hebburn and I am now considering a potential offer. Should I already have a lawyer in place at this stage? I intend to finance via a home loan with Co-operative.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are obtaining a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being pedantic. The Hebburn solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Hebburn is where the house is located. Is there any guidance you can impart?
Flying freeholds in Hebburn are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hebburn you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hebburn may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How can the Landlord & Tenant Act 1954 impact my commercial offices in Hebburn and how can you help?
The 1954 Act provides security of tenure to commercial tenants, giving them the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Hebburn