My Redcar and Cleveland conveyancer has discovered an inconsistency when comparing the assumptions in the home valuation report and what is in the legal papers for the property. My solicitor informs me that he is obliged to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am considering refinancing my home in Redcar and Cleveland, does my lawyer have to be on the TSB Solicitor panel?
In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Me and my partner are buying a house in Redcar and Cleveland. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to send funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
A colleague pointed out to me me that in purchasing a property in Redcar and Cleveland there may be various restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Redcar and Cleveland which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Redcar and Cleveland should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Redcar and Cleveland bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Redcar and Cleveland conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the solicitor is on the mortgage company panel, she or he must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I opted to have a survey completed on a property in Redcar and Cleveland prior to retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend not grant a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can check 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 Redcar and Cleveland. Conveyancing may be slightly more expensive based on your lender's requirements.
We're new to the buying process - agreed a price, yet the agent has warned us that the vendor will only go ahead if we appoint their chosen lawyers as they want a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Redcar and Cleveland
We suspect that the owner is unaware of this request. If they desire ‘a quick sale', turning down a motivated buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Redcar and Cleveland conveyancing lawyers - as opposed tothose that will provide the estate agent a commission or hit his conveyancing targets set by corporate headquarters.
What are my options where I am not happy with the lawyer who carried out our conveyancing in Redcar and Cleveland?
We live in an imperfect world, and is is a fact of life that occasionally things do go wrong. Nevertheless there is recourse where you were unhappy with your conveyancing in Redcar and Cleveland. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their governing body. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.