Is the fact that my solicitor in Northumberland is not identified on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly 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 top 5 reasons are as follows: (1) lack 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 contact the Northumberland conveyancing practice and ask them why they are no longer on the approved list for your bank.
I require conveyancing for a flat in a relatively new development (6 years old) in Northumberland. 95% of the appartments have already been occupied. Do I need carry out the conveyancing searches for my conveyancing in Northumberland?
If you are buying a property with the assistance of a mortgage, your mortgage company will need some (many) of the searches so you'll have no choice. If not, then Northumberland conveyancing searches are for you to decide upon. Your solicitor, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Northumberland.
I had intended to instruct a property lawyer in Northumberland for our house move. Our financial adviser has since advised us that our mortgage lenders Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Pre- 2008 most mortgage companies had a different appetite for risk. Almost all Northumberland conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms about their operations and their employees and establishing certain criteria such a completing on a minimum amount of transactions. Many Northumberland conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Northumberland is one of the thousands of areas where the solicitors we list are members of the panel for Godiva Mortgages Ltd.
I require quick conveyancing in Northumberland as I am faced with an ultimatum to complete within one month. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are not obtaining a home loan you have the choice not to do searches although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Northumberland the following are examples of what can appear and adversely impact future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Railway Schemes,...
five months have elapsed since my purchase conveyancing in Northumberland completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.