My flat in Northop Hall is up for sale and I have accepted an offer. Does my conveyancing practitioner need to be required to be on the HSBC conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the HSBC conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Northop Hall?
There are two types of lawyers who can conduct conveyancing in Northop Hall namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that required to complete the sale or purchase of property. They are both required to handle Northop Hall conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that the necessary procedures will be accurately followed.
I am helping my step-mother sell her property in Northop Hall. Will the conveyancing solicitor order an energy performance certificate or it is for the owner to coordinate?
After the abolition of Home Information Packs, energy performance certificates became a mandatory element of selling a property. An EPC must be to hand before the property is marketed. This is not something that solicitors normally organise. Where you are using a Northop Hall conveyancing lawyer they might be able to arrange energy assessments due to their relationships with reputable local accredited person
I recently had an offer agreed on an apartment in Northop Hall. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. Soon after, the property lawyer contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling our house in Northop Hall and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Northop Hall conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Northop Hall. We have lived in Northop Hall for three years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I used Action Conveyancing a few years past for my conveyancing in Northop Hall. Now, I need the files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Northop Hall of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Northop Hall benefiting from help to buy. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my lawyer about the extras as it may affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I opted to have a survey carried out on a house in Northop Hall before retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some banks will refuse to give a loan on this type of house.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Northop Hall. Conveyancing will be smoother if you use a solicitor in Northop Hall especially if they regularly deal with such properties in Northop Hall.