I am not in a position to travel far from Northamptonshire. Can you please clarify why all Northamptonshire are not on all bank panels?

Pre- 2008 most banks exhibited an approach to risk which is different from today. The financial regulator in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the on your panel. Accordingly, lenders have subsequently soughtmore data from law firms concerning their operations and the staff employed by them and set certain criteria such as completing a minimum volume of transactions. Thousands of law practices have been removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum amount of transactions the lenders set.

Do lawyers ask for money on account when it comes to conveyancing in Northamptonshire?

Where you are retaining lawyers for conveyancing in Northamptonshire your solicitor will ask you put them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the purchase price then this will be required immediately before contracts are exchanged. The final balance that is needed should be transferred shortly before completion.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Northamptonshire?

Two types of professional can carry out conveyancing in Northamptonshire namely CLC regulated conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or purchase of property. Both are obliged to conduct Northamptonshire conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that the requisite procedures should be suitably taken.

We had selected conveyancers locally in Northamptonshire on the solicitor panel. They have just invoiced me a separate amount for the legal aspects of the mortgage. Is this a supplemental conveyancing fee specified by ?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your is entitled to charge a fee for this. The charge is not set by but by your Northamptonshire . Some firms on the panel will charge an ‘acting for lender’ fee and others do not.

After weeks of negotiation I have agreed a price on an apartment in Northamptonshire. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. Not long after, the contacted me to say that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Northamptonshire?

Its becoming the norm that commercial conveyancing solicitors in Northamptonshire will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Northamptonshire. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Northamptonshire.

For every commercial conveyancing transaction in Northamptonshire it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Northamptonshire commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Northamptonshire.

How does conveyancing in Northamptonshire differ for new build properties?

Most buyers of new build or newly converted property in Northamptonshire come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because developers in Northamptonshire tend to acquire the land, 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 property lawyers 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 accustomed to new build conveyancing in Northamptonshire or who has acted in the same development.