Find a Stockton on Tees Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Stockton on Tees? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Stockton on Tees conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Stockton on Tees conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Stockton on Tees

When does exchange of contracts take place for domestic conveyancing in Stockton on Tees and am I required to attend the solicitors office?

Where you are local to one of the conveyancing solicitors in Stockton on Tees you are welcome to come in to sign contracts. However, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you by post or email. The signing of the contract is not the important part. A signed contract is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Stockton on Tees)to be in the office at the appropriate time.

My lawyer in Stockton on Tees has never been on on the Virgin Money Conveyancing Panel. Is it possible for me to continue with my family solicitor even though they are excluded from the Virgin Money list of approved lawyers?

Your options are as follows:

  1. Complete the purchase with your existing Stockton on Tees solicitors but Virgin Money will need to retain a conveyancer on their list of acceptable firms. This will inevitably rack up the overall legal charges and cause delays.
  2. Find an alternative lawyer to act in the conveyancing, remembering to check they are on the Virgin Money panel

I am helping my niece sell her property in Stockton on Tees. Will the solicitor commission the EPC or should I organise this?

Following the abolition of Home Information Packs, energy performance certificates was maintained a mandatory element of moving house. An EPC needs to be to hand before the property is placed on the market. This is not something that conveyancers normally organise. Where you are using a Stockton on Tees conveyancing solicitor they may be willing to arrange EPC’s due to their contacts with reputable Stockton on Tees accredited person

I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being a right pain. The Stockton on Tees solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

About to purchase flat in Stockton on Tees. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stockton on Tees solicitor is on the Coventry BS conveyancing panel.

Should my solicitor be making enquiries regarding flooding as part of the conveyancing in Stockton on Tees.

Flooding is a growing risk for conveyancers dealing with homes in Stockton on Tees. There are those who purchase a property in Stockton on Tees, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Stockton on Tees. The conventional set of information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to find out if the premises has historically flooded. In the event that flooding has previously occurred which is not notified by the owner, then a buyer could bring a compensation claim resulting from an inaccurate response. The buyer’s conveyancers will also commission an environmental search. This should higlight whether there is any known flood risk. If so, more detailed investigations should be made.

I opted to have a survey done on a house in Stockton on Tees ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks may not issue a loan on this type of house.

It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stockton on Tees. Conveyancing may be slightly more expensive based on your lender's requirements.

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Find out more about how flying freehold can affect your the value of a property.