I am not in a position to travel far from Staindrop. Please clarify why all Staindrop lawyers are not on all lender panels?
Even though it may seem unfair for banks to restrict who can represent them, from the public’s or solicitor’s perspective, the the contrary view is that lending institutions are becoming ever more anxious and regard it imperative to protect them from illegal activities. As a result of this concern lenders have restricted their panel of approved conveyancing lawyers to a size that they are happy to control.
I am buying a flat and require a conveyancing solicitor in Staindrop who is on the National Westminster Bank conveyancing. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for National Westminster Bank in certain locations such as Staindrop. We dont recommend any particular firm.
We are buying a detached bungalow in Staindrop. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve investigations to determine if these works are permitted?
Your solicitor will review the deeds as conveyancing in Staindrop can sometimes reveal restrictions in the title documents which prohibit categories of works or require the permission of a 3rd party. Certain works need local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
We previously appointed conveyancers with offices in Staindrop on the Co-operative solicitor panel. They have just invoiced me a supplemental sum for the legal aspects of the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. The fee is not set by Co-operative but by your Staindrop property lawyer. Some firms on the Co-operative panel will quote an ‘acting for lender’ fee and others do not.
After much negotiation I have agreed a price on a house in Staindrop. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. Shortly after, the property lawyer called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I own a terraced Edwardian house in Staindrop. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Staindrop and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who conducted the purchase.
How does conveyancing in Staindrop differ for newly converted properties?
Most buyers of new build residence in Staindrop approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Staindrop tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Staindrop or who has acted in the same development.