My conveyancer has uncovered a defect with the lease for the flat we are purchasing in Shildon. The other side have put forward title insurance as a workaround. We are happy with insurance and will cover the costs. Our solicitor says that he must ensure that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
Why do I have to pay up front for my conveyancing in Shildon?
Where you are retaining lawyers for conveyancing in Shildon your lawyer will request that you put them with monies to cover the search fees. Normally this is needed to cover the fees of the conveyancing searches. When the deposit is as part of the sale price then this will be needed immediately prior to contracts are exchanged. Any further balance that is due will be payable a couple of days prior to the completion date.
Just acquired a terraced house in Shildon , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Shildon conveyancing solicitor works at snail pace, so I want to check that my name is recorded.
There is nothing unique about conveyancing in Shildon registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. Currently roughly three quarters of such applications are fully addressed in less than three weeks but some can be subject to protracted delays. Historically registration takes place after the buyer is living at the premises so registration formalities is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.
How difficult is it to switch solicitor as I have to select one who is on the Santander conveyancing panel. I had appointed a high street conveyancing solicitor in Shildon five minutes from me but he is not accepted by Santander
We will our best to assist in finding you a conveyancing solicitor in Shildon on the Santander panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Shildon. In utilising the find a conveyancing solicitor tool on this site, you can contrast fees for conveyancing solicitors in Shildon and throughout England and Wales.
How do I find a Shildon conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 15miles to attend the solicitor.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Shildon and you will see a number of lawyer located nearest Shildon. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.