At what point does exchange of contracts happen for sale conveyancing in Bamburgh and am I required to be at the conveyancers office?
Where you are round the corner to one of the conveyancing solicitors in Bamburgh you are welcome to attend to sign contracts. However, the lender approved solicitors we work with provide countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the sale agreement is not the critical part. Signing on the dotted line is just a prerequisite for the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bamburgh)to be in the office at the appropriate time.
I am in the process of refinancing my flat in Bamburgh, does my lawyer need to be on the Leeds Building Society Solicitor panel?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am helping my niece sell her property in Bamburgh. Will the solicitor order the energy assessment or do I organise this?
After the abolition of Home Packs, EPC’s was maintained a compulsory component of selling a house. An energy assessment must be commissioned prior to the property being placed on the market. It is not something that lawyers ordinarily arrange. Where you are instructing a Bamburgh conveyancing practitioner they may help arrange energy assessments given their contacts with reputable local assessors
We have agreed to purchase a house in Bamburgh. One unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Bank of Ireland your lawyer must comply with the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Bamburgh.
Our offer on a semi in Bamburgh has been accepted, the vendors do nevertheless have a tied purchase. The owners have put an offer on a property, but it’s not been accepted yet, and are looking at other properties booked. I have selected a bricks and mortar conveyancing solicitor in Bamburgh. What do I do now? When do I get the mortgage application with Barclays started?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Bamburgh conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Barclays conveyancing panel. As to the next stages this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. During a hot market the majority of purchasers would apply for a home loan with Barclays and arrange for the valuation and only if it was satisfactory would they request their property lawyer to proceed with searches.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Bamburgh is the location of the property. Can you shed any light on this issue?
Flying freeholds in Bamburgh are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bamburgh you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bamburgh may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm refinancing my existing house to a buy to let loan with Norwich and Peterborough Building Society and intend to use the remaining equity as a down payment on a second house. The neighborhood we are talking about is Bamburgh. Will your solicitors be able to act for the two lenders and link together the two deals?
Make use of our comparison tool on this site to be sure that the conveyancers are approved by both mortgage companies. Having checked that they are the conveyancer will be able to tie up the two conveyancing matters but you should have a chat with you solicitor and make apparent your expectations and requirements.
My father has urged me to appoint his conveyancers in Bamburgh. Do I follow his recommendation?
No doubt it’s preferable to find a conveyancing practitioner is to have referrals from friends or family who have actually previously instructed the conveyancer that you are contemplating using.