Please help. My Northamptonshire solicitor is assuring me that she is duty bound toapply for Northamptonshire conveyancing searches asthe firm are on the Santandersolicitor panel. These Northamptonshire searches cost a lot of money can this be avoided?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Northamptonshire conveyancing searches.
Can your site be used to recommend a Conveyancing solicitor in Northamptonshire even where I’m not buying or disposing of a house, for example if I intend to acquire an office in Northamptonshire with a loan from TSB?
The service is mainly utilised to select residential conveyancing solicitors in Northamptonshire but we have listed towards the bottom of this page a few Northamptonshire commercial conveyancing firms. You should make contact with the solicitors directly to check if they are also authorised to represent TSB
What is the difference between a licensed conveyancer and conveyancing solicitor in Northamptonshire
There are two types of lawyers who can do conveyancing in Northamptonshire namely CLC regulated conveyancers or solicitors. The two can handle conveyancing services that you need to complete the disposal or acquisition of property. They are both duty bound to carry out Northamptonshire conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be properly administered and that all requirements and steps should be suitably taken.
I'm the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Northamptonshire. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some banks would take a sensible view as this obligation is chiefly there to identify subsales or the quick reselling of properties.
My husband and I have organised the release of further funds on our home loan from Nationwide as we wish to carry out improvements to our house in Northamptonshire. Do we need to appoint a local Northamptonshire solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide do not ordinarily appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
I opted to have a survey completed on a property in Northamptonshire ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies will not grant a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Northamptonshire. Conveyancing may be slightly more expensive based on your lender's requirements.
I was recommended by three or four local estate agents in Northamptonshire to get a quote from a property lawyer on your site. Is there a financial advantage for Estate Agents to market your site over and above alternative conveyancing organisations?
We don’t offer any financial incentive for directing people in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are new to the buying process - had an offer accepted, but the agent has warned us that the seller will only go ahead if we appoint the agent's chosen lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a local conveyancer who is familiar with conveyancing in Northamptonshire
We suspect that the owner is unaware of this ultimatum. Should the seller require ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Speak to the vendors direct and explain that (a)you are motivated buyers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your own,trusted Northamptonshire conveyancing solicitors - not the ones that will give their negotiator at the agency a referral fee or hit his conveyancing targets demanded by HQ.