Am I correct in assuming that the fact that my solicitor in Northumberland Heath is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent 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) low volume 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. Should you be concerned you should contact the Northumberland Heath conveyancing firm and ask them why they are no longer on the approved list for your bank.
Should my solicitor be raising enquiries about flooding as part of the conveyancing in Northumberland Heath.
Flooding is a growing risk for solicitors dealing with homes in Northumberland Heath. There are those who buy a property in Northumberland Heath, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, however there are a numerous searches that can be undertaken by the buyer or by their solicitors which should give them a better understanding of the risks in Northumberland Heath. The standard property information forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out if the premises has historically flooded. In the event that flooding has previously occurred which is not disclosed by the owner, then a purchaser could commence a claim for damages resulting from an misleading reply. The purchaser’s lawyers may also carry out an enviro search. This will disclose if there is a recorded flood risk. If so, more detailed inquiries will need to be made.
I am buying a new build house in Northumberland Heath with the aid of help to buy. The developers refused to move on the price so I negotiated £7000 of extras instead. The sale representative advised me not inform my lawyer about the side-deal as it would impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a ground for flat up to £235,500 and identified one round the corner in Northumberland Heath I like with open areas and transport links in the vicinity, however it's only got 61 years on the lease. There is not much else in Northumberland Heath suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan that many years will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
We recently become aware that one of the partners of the law firm acting on the purchase conveyancing in Northumberland Heath is related to the vendor. Is this acceptable?
Provided no conflict arises this should be fine. Where you are requiring mortgage finance then the bank may have a say as many mortgage companies have specific instructions on this. For example for RBS - Virgin One as of 1/10/2025, the requirements read as follows :