Am I correct in assuming that the fact that my solicitor in Northumberland is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Northumberland conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Northumberland. My lender is Nationwide Building Society
Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/9/2020, the requirements read as follows :
I purchased my house on 3 April and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Northumberland advises it should be recorded in a couple of weeks. Are properties in Northumberland particularly slow to register?
As far as conveyancing in Northumberland is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. Currently roughly 80% of submission are completed within two weeks but occasionally there can be extensive delays. Historically registration is effected once the buyer has moved in to the property so an expedited registration is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
I have just appointed agents to market my ground floor flat in Northumberland. Conveyancing lawyers have not yet been instructed, but I have just received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should discharge the invoice as usual as all rents and maintenance payments should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Northumberland Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
How many years are left on the lease? How much is the maintenance charge and ground rent on the property? Are any of leasehold owners in dispute over their service charge payments?
Online research suggests that Northumberland solicitors are more costly than Northumberland conveyancers in Northumberland when it comes to purchasing a property. Am I better off using a conveyancer or a solicitor where I am purchasing a house in Northumberland.
When it comes to conveyancing in Northumberland the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.