When does exchange of contracts happen for residential conveyancing in Prudhoe and am I required to attend the lawyers branch?
Where you are in close proximity to our conveyancing solicitors in Prudhoe you are invited in to sign documents. That being said, the lender approved solicitors we work with supply countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you electronically. The executing of the property agreement is not the point of no return. A signed contract is just a prerequisite for the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Prudhoe)to be in the office at the appropriate time.
We are purchasing a purpose built flat in Prudhoe with a residential mortgage from Bank of Ireland.We use our Prudhoe conveyancing solicitor but Bank of Ireland says his firm is not on their approved list of member firms. It seems we have little choice but to instruct a Bank of Ireland panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Bank of Ireland use our lawyer?
No, not really. The mortgage issued to you contains various provisions, one of which will be that solicitors needs to be on the Bank of Ireland conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Bank of Ireland
We are due to move property in March. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Prudhoe. Conveyancing firm was organised prior to coming across this website.
On the afternoon of completion you can collect the house keys from the selling agent however this should only take place once the sellers conveyancers advise the agent that the monies to complete are in and the keys can be given over. Subsequently you can inform the removal company that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you choose a residential property solicitor in Prudhoe or a firm with expertise in conveyancing in Prudhoe.
When it comes to mortgage companies such as Santander, do Prudhoe property lawyers face a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am expecting a OIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Prudhoe solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Prudhoe solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Prudhoe is where the house is located. Can you shed any light on this issue?
Flying freeholds in Prudhoe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Prudhoe you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Prudhoe may ascertain 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 property.
Is it simple use your search app to locate a conveyancing practitioner in Prudhoe on the approved list for my lender?
1st pick a bank such as HSBC Bank, Virgin Money or Aldermore then choose your preferred area e.g. Prudhoe. Conveyancing firms in Prudhoe and nationally should be listed.