Find a Lender-Approved Local Conveyancer in Haltwhistle

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Reasons to use our Haltwhistle conveyancing solicitors

  • 1 The Haltwhistle conveyancing firms that we work with are committed to providing the most cost, efficient and transparent conveyancing service to home buyers, sellers and remortgagors in Haltwhistle
  • 2 Retaining the services of a a family Solicitor on the whole results in a more personal touch. When using a an online conveyancing factory, you tend to be looked after by a team of people who check what is happening on the file by reading from their computer screens.
  • 3 Property lawyer conveyancing firms have very good personal connections with Haltwhistle estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 4 Haltwhistle lawyers work in partnership with Haltwhistle estate agents, property finders, surveyors, banks and other professionals to make sure that a quality service is offered to buyers and sellers every step of the way, never losing sight of the time-critical nature behind your conveyancing transaction
  • 5 The hallmark of our conveyancing solicitors in Haltwhistle is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the level of professionalism you will expect.

Examples of recent conveyancing in Haltwhistle since December 2022*

Recently asked questions about conveyancing in Haltwhistle

I am progressing with the sale of my apartment in Haltwhistle and the EA has just e-mailed to advise that the buyers are changing their solicitor. The reason given is that the lender will only engage with solicitors on their approved list. On what basis would a major mortgage company only deal with certain lawyers rather the firm that they want to select for their conveyancing in Haltwhistle ?

Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Banks justify this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed 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 being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise 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.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather use a local conveyancing solicitor in Haltwhistle?

You should check but the chances are that appoint one of their panel conveyancers should you want the "fee-free" deal. Call the mortgage company and determine if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Haltwhistle.

A colleague advised me that in purchasing a property in Haltwhistle there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?

There are a number of properties in Haltwhistle which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Haltwhistle should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We have agreed to purchase a house in Haltwhistle. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?

Given that your lender is Virgin Money your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Virgin Money where a lease fails to satisfy these conditions. The provisions relate to the installation of panels on properties nationwide and is not limited to Haltwhistle.

I was told two weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Haltwhistle is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

How does conveyancing in Haltwhistle differ for newly converted properties?

Most buyers of new build premises in Haltwhistle contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Haltwhistle typically acquire the real estate, 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 conveyancers 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 accustomed to new build conveyancing in Haltwhistle or who has acted in the same development.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one near me in Haltwhistle I like with amenity areas and station nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Haltwhistle in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage the remaining unexpired lease term will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

I am looking at a couple of apartments in Haltwhistle which have in the region of fifty years remaining on the lease term. Do I need to be concerned?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease gets shorter the saleability of the lease deteriorates and results in it becoming more expensive to extend the lease. This is why it is advisable to increase the term of the lease. It is often difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this field.

I bought a leasehold flat in Haltwhistle, conveyancing having been completed August 1999. Can you work out an approximate cost of a lease extension? Comparable properties in Haltwhistle with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease expires on 21st October 2083

With just 60 years unexpired we estimate the price of your lease extension to be between £20,000 and £23,000 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

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What to expect from a Licensed Conveyancer for conveyancing in Haltwhistle?

Licensed Conveyancers support the transfer of ownership of a property from one person to another and cover conveyancing countrywide not just Haltwhistle. If using a Licensed Conveyancer regulated by the CLC, you are entitled to:
  • Have an honest and lawful conveyancing.
  • Enjoy the benefit of a high standard of legal services.
  • Enjoy the benefit of your matters dealt with using care, skill and diligence.
  • Be supplied with a high quality of service due to your lawyer’s arrangements, resources, procedures, skills and commitment.
  • Receive a service which is accessible and responsive to your individual needs.
  • You should not consider yourself discriminated against, victimised or harassed.
  • To receive the standard you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Have your individual needs taken into account should you make a complaint.
  • Receive a swift, impartial and comprehensive service if making a complaint about your conveyancing in Haltwhistle about your conveyancing in Haltwhistle.

Typically, Haltwhistle conveyancing for a sale includes some of the following tasks

  • Property lawyer instructed by the seller once the offer has been accepted
  • Collating the documents evidencing the title to the property
  • Drawing up the contract and related documents
  • Forwarding draft papers to the solicitor retained by the purchaser
  • Negotiating contracts and replying to further queries from the buyer’s solicitor
  • Finalising the transfer document
  • Responding to requisitions raised by the buyer’s solicitor
  • Proceeding to exchange of contracts and then completion formalities
  • Receiving sale proceeds and sending funds to the seller, the estate agent and redeeming the home loan (if relevant)

Transfer of Equity conveyancing in Haltwhistle is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process:

  • Obtaining instructions from the appropriate parties
  • Collating the documents evidencing the title to the property
  • Acting on behalf of the lender (where relevant)
  • Agreeing the terms of the transaction
  • Preparing the Transfer or approving the Transfer deed
  • Agreeing adjustments to the draft Transfer
  • Corresponding with parties with regards to the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing funds to relevant parties
  • Completing and submitting to HMRC the appropriate stamp duty forms and payment
  • Dealing with the registration formalities for the new ownership and the home loan (if relevant) at the HM Land Registry.

Neighboring Locations

Haltwhistle
Alston

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.