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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 home move 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

All was ready to move into my new home in Stockton on Tees next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not specific to conveyancing in Stockton on Tees.

As someone clueless as to conveyancing in Stockton on Tees what is your top tip you can give me concerning the legal transfer of property in Stockton on Tees

Not many law firms or advisers will tell you this but conveyancing in Stockton on Tees and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and other parties involved in the legal transfer of property. For instance, the vendor, property agent and even potentially the bank. Choosing a law firm for your conveyancing in Stockton on Tees should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to look after your best interests and to keep you safe.

On occasion a third party with a vested interest will attempt to convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by suggesting your solicitor is slow. Or your financial adviser may try to convince you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.

Is it correct that all Stockton on Tees CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved solicitors?

Some major lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

Is it the case that all Stockton on Tees conveyancing solicitors on the Skipton conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the SRA. Some banks do permit licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.

I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Stockton on Tees lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Nationwide has sent the Land Registry the discharge electronically, and
  3. Nationwide has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Nationwide mortgage has been paid off.

My husband and I are first time buyers - agreed a price, yet the agent has warned us that the seller will only proceed if we instruct their recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Stockton on Tees

We suspect that the seller is unaware of this request. If they desire ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Stockton on Tees conveyancing firm - not the ones that will provide their estate agent a referral fee or meet his conveyancing figures pre-set by corporate headquarters.

We are in the throes of a leasehold sale of a flat in Stockton on Tees. Conveyancing solicitors are doing their job but we are being charged an extortionate amount by the freeholder. To date we have forked out £225 for a leasehold management pack and then another £200 plus VAT for answers to questions raised by the purchaser's conveyancer.

Neither you or your conveyancing practitioner will have any say over the extent of the charges for this information but the typical fee for the information for Stockton on Tees leasehold property is £360. For Stockton on Tees conveyancing sales it is conventional for the owner to cover the costs. The freeholder or their agents are not duty bound to address such questions although many will agree to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no statute that mandates fixed fees for administrative tasks. There is no set time limit by which they are required to provide answers.

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