Me and my partner are purchasing a 3 bedroom flat in Hartlepool with a mortgage. We have a Hartlepool solicitor, but the mortgage company says he's not on their "panel". It seems we have little choice but to instruct one of the mortgage company panel firms or retain our Hartlepool property lawyer as well as pay for one of their panel firms to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hartlepool conveyancing lawyer to apply to be on the conveyancing panel.
IfI was to buy a straightforward homein Hartlepool mortgage fee and have no survey and no local authority searches how much would I expect to to save on my conveyancing in Hartlepool?
Any savings you would achieve will be limited to the Hartlepool conveyancing searches. Your conveyancing practitioner still got to do everything else - money laundering, liaising with your vendors lawyer, SDLT submission, register the title etc. A marginal saving might be made by not needing to register a mortgage but it will not be significant.
Me and my partner are buying a property in Hartlepool. I might seem paranoid but how we can trust a solicitor? At some point we will need to put money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My bid for a property was accepted at auction in Hartlepool. Conveyancing is necessary. What is next?
Given that you have now legally bound yourself to purchase you should appoint a conveyancing lawyer as a matter of urgency as you now have a pending a fixed date to complete the purchase. All auction property should have a corresponding legal pack. This should include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.
The mortgage over my property is with Barclays for my property in Hartlepool. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
You must advise Barclays in advance of renting your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will allow you to rent 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 Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel lawyer.
I am purchasing my first flat in Hartlepool with the aid of help to buy. The developers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent told me not inform my conveyancer about this side-deal as it will impact my mortgage with TSB. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What tools are available to locate a Hartlepool solicitor on the Norwich and Peterborough Building Society conveyancing panel? I am a keen cyclist and am willing to travel upto 25miles to meet the conveyancer.
You can use the tool on this website. Please pick a lender and your location and you will see a number of Hartlepool conveyancing lawyers located nearest you. We have detailed some Hartlepool conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Norwich and Peterborough Building Society panel
I am thinking of appointing a conveyancing practitioner in Hartlepool for my home move. Can I check a solicitor's record with the profession’s regulator?
One can find presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.