We are planning to acquire a property and require a conveyancing solicitor in Bamburgh who is on the Nottingham approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Bamburgh.
The Bamburgh conveyancing solicitors that I recently instructed on my house acquisition in Bamburgh have without warning closed. They were on acting for me because I had to have a lawyer on the Lloyds conveyancing panel and my family Bamburgh lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
This question may be naive but I am wet behind the ears as a first time purchaser of a two bedroom flat in Bamburgh. Do I pick up the keys to the premises on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Bamburgh?
On the day of completion you do not need to go to the conveyancers office in Bamburgh. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be called to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I have paid off my mortgage with Santander. I assume I don't need a Bamburgh property lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Planning on purchasing a apartment in Bamburgh. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB 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 Bamburgh conveyancer is on the TSB conveyancing panel.
It has been 3 months following my purchase conveyancing in Bamburgh completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Bamburgh differ for newly converted properties?
Most buyers of new build property in Bamburgh come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Bamburgh usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bamburgh or who has acted in the same development.
In my capacity as executor for the will of my grandmother I am disposing of a property in Monmouth but I am based in Bamburgh. My conveyancer (who is 300 kilometers from merequires that I sign a stat dec prior to completion. Can you recommend a conveyancing lawyer in Bamburgh who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Bamburgh based