I am six weeks into the sale of my home in Ponteland and the EA has just called to warn that the buyers are switching property lawyer. The reason given is that the bank will only deal with solicitors on their conveyancing panel. Why would a big named lender only work with specific solicitors rather the firm that they want to appoint for their conveyancing in Ponteland ?
UK lenders have always had panels of law firms that can represent them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Banks blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say 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 are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
I am intent on selling our home in Ponteland and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Ponteland lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Ponteland. Having lived in Ponteland for six years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to 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)
four months have elapsed following my purchase conveyancing in Ponteland took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 property 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 Ponteland differ for new build properties?
Most buyers of new build or newly converted property in Ponteland come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Ponteland tend to purchase 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 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 accustomed to new build conveyancing in Ponteland or who has acted in the same development.
How do I search for a Ponteland solicitor on the Skipton Building Society conveyancing panel? I have a car and am happy to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the facility on this website. Please select a bank and your location and you will see a number of Ponteland conveyancing lawyers locally. We have listed some Ponteland conveyancing firms at the bottom of this page and you can ring them to see if they are on the Skipton Building Society member panel
I am on look out for some leasehold conveyancing in Ponteland. Before diving in I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and almost all are in Ponteland - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Ponteland Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
-
Can you tell me if there are any major works on the horizon that could increase the service charges? Who takes responsibility for maintaining and repairing the block? Is the freehold reversion owned collectively by the leaseholders?