I am one month into the sale of my apartment in Hartlepool and the EA has just text me to warn that the buyers are swapping conveyancer. The reason given is that the lender will only engage with solicitors on their approved list. Why would a major lender only deal with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Hartlepool ?
Banks have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
I am aiming to move house in June. Should my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Hartlepool. Conveyancing firm was organised prior to coming across this page.
On the afternoon of completion you will need to pick up the house keys from the selling agent however this should only be done when the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You should inform the removal company that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you locate a residential property solicitor in Hartlepool or a solicitor with expertise in conveyancing in Hartlepool.
is it true that all Hartlepool solicitors on the Clydesdale conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being pedantic. The Hartlepool solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
I have been told that property searches are a common cause of stalling in Hartlepool conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Hartlepool.
I am buying a new build apartment in Hartlepool. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hartlepool
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I have been recommended by three or four local selling agents in Hartlepool to choose a solicitor using your seach tool. What’s the financial incentive for Estate Agents to market your site over a competitor’s?
We don’t give any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I am using a search engine for the words cheap conveyancing in Hartlepool it brings up numerous property lawyersin the area. How do I determine which is the right conveyancer for me?
The ideal way of finding the right conveyancer is through a personal testimonial, so enquire of friends and those you trust who have bought a property in Hartlepool or the reputable estate agent or financial adviser. Fees for conveyancing in Hartlepool vary, so it's a good idea to obtain at least three fee calculations from varying types of conveyancers. Be sure to obtain confirmation what costs in the quote includes.