I am not in a position to travel far from Ponteland. I would like to know the logic why all Ponteland solicitors are not on all bank panels?
A decade ago most lenders demonstrated an approach to risk which is different than today. The FSA in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the solicitors on your panel. Consequently, lenders have subsequently looked to extract more data from law firms about their operations and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the mortgage companies insisted on.
In what way does my ID and proof of funds have anything to do with my conveyancing in Ponteland? Why is this being asked of me?
You are right in these requests have nothing to do with conveyancing in Ponteland. Nowadays you can not proceed with any conveyancing deal without first submitting evidence of your identity. This usually takes the form of a either your passport or driving licence and a council tax bill. Remember if you are providing your driving licence as proof of ID it needs to be both the paper part and photo card part, one is not acceptable without the other.
Verification of the origin of funds is necessary under Money Laundering Regulations. You should not be offended when you are asked to produce this as your lawyer must have this information on file. Your Ponteland conveyancing lawyer will need to see evidence of proof of funds before they are able to accept any monies from you into their client account and they should also ask further queries concerning the source of funds.
There are a variety of conveyancing solicitors in Ponteland but how do I know who's good?
Do not opt for the cheapest Ponteland conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Forgive me if this question is silly but I am unseasoned as a first time purchaser of a two bedroom flat in Ponteland. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Ponteland?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and once they have received this, you will be called to collect the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
I had an offer accepted on an apartment in Ponteland on 1/12/2025, valuation was booked 2 days after, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some expedited conveyancing in Ponteland as I am under a deadline to sign on the dotted line within one month. Luckily I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to have searches conducted although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Ponteland the following are instances of issues that can crop up and adversely impact market value: Enforcement Notices, Overdue Charges, Overdue Grants, Unadopted Roads,...
It has been three months following my purchase conveyancing in Ponteland completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 residence 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.
I'm refinancing my current property to a buy to let loan with Barclays and I will use the ballance of the raised equity as a down payment on a second house. The location we are interested in is Ponteland. Will your solicitors be able to act for both sets of banks and link together the two deals?
Do use our comparison tool on this page to ensure that the solicitors are approved by both banks. Having checked that they are the solicitor will be able to connect the two conveyancing matters but you should have a chat with you lawyer and make clear your desired outcome and requirements.