I am in a contract race with another buyer for a property in Ponteland. What can I do to expedite the buying process?
First, If you are under pressure to complete it is advisable to make sure that your conveyancer is familiar with the location as they will benefit local relationships and intelligence. It is possible that they could have handled otherhouses in the same road. Therefore consider using a Ponteland conveyancing lawyer. Second, make sure that the lawyer is on the on the approved list for your mortgage company. It is said that 18% of Ponteland conveyancing deals are suspended or jeopardised after finding out that a buyer’s solicitor was not on their banks panel. This can often result in the home move being delayed by almost three weeks. It is said that this issue affects approximately one hundred thousand home moves annually. Almost all Ponteland conveyancing practices can not represent certain lenders so do check at the outset.
When will exchange of contracts occur in purchase conveyancing in Ponteland and do I need to be at the solicitors branch?
If you are in close proximity to our conveyancing solicitors in Ponteland you are welcome to come in to sign the paperwork. However, the lender approved solicitors we recommend supply a countrywide conveyancing service and give as equally diligent and professional a job for you when dealing with you digitally. The signing of the purchase agreement is not the critical part. Signing on the dotted line simply enables the conveyancer to address the formalities at the suitable time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ponteland)to be in the office available at the end of the phone to exchange contracts.
When it comes to lenders such as HSBC, do Ponteland lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
My wife and I have organised a further advance on our home loan from Virgin Money as we wish to conduct a loft conversion to our house in Ponteland. Are we obliged to appoint a nearby Ponteland solicitor on the Virgin Money conveyancing panel to handle the paperwork?
Virgin Money would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being a right pain. The Ponteland solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I opted to have a survey carried out on a property in Ponteland in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some lenders may not issue a mortgage on such a home.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ponteland. Conveyancing will be smoother if you use a solicitor in Ponteland especially if they are familiar with such properties in Ponteland.
I need to appoint a conveyancing solicitor for sale conveyancing in Ponteland. I've discover a web site which appears to be the perfect answer If there is a chance to get all formalities done via phone that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Why can't I complete my conveyancing in Ponteland on a public holiday?
This is due to the fact that on completion the funds needs to be transferred electronically between the banks of the purchaser and seller's property lawyer and currently this can only happen on a working day. So you can't complete on a weekend either.