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Find a Yarm Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Yarm conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Yarm

I selected a local solicitor for my conveyancing in Yarm recently. After carefully reading the Terms and Conditions it is apparent thatwe are on the hook for charges even where the conveyance does not complete. Should I go with them or use a web based conveyancing company offering no-sale-no-fee conveyancing in Yarm?

It is usually a trade off in that if "No Completion No Fee" is offered then the fee levels will generally be more expensive to counteract the cases that do not go ahead. Also remember that these deals rarely cover disbursements for example Yarm conveyancing search expenses.

My solicitor has identified a a legal deficiency with the lease for the apartment we are purchasing in Yarm. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will pay for it. Our lawyer says that he must be satisfied that the bank is willing to move forward with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions. 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.

I have decided to exercise my right to buy my property in Yarm off the council. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

I currently have a mortgage with Coventry BS for my property in Yarm. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

You must advise Coventry BS before letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.

Completion of my remortgage has taken place for my property in Yarm. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Yarm for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?

The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Yarm conveyancing specialists.

I was pointed in your direction by a number of property agents in Yarm to get a quote from a solicitor using your seach tool. Is there a financial advantage for Estate Agents to market your site ahead of another?

We refuse to make any financial incentive for directing people our way. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

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