My husband and I are buying a 3 bedroom apartment in Ponteland with a mortgage. We wish to retain our Ponteland conveyancer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or retain our Ponteland conveyancer and pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Ponteland conveyancing solicitor to apply to be on the conveyancing panel.
Having sold my house in Ponteland last June but the buyer keeps calling me to moan that their conveyancer is waiting to hear from mine. What should have happened now that I have sold?
After completion of your sale your solicitor should forward the transfer deeds and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also confirm that the home loan has been discharged to the purchasers conveyancers. There are no post completion requirements just for conveyancing in Ponteland.
When scouring moneysavingexpert.com for a recommended lawyer in Ponteland, many say that I must use a CQS kitemarked lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Ponteland is one of the numerous areas of the UK where there are Accredited lawyers.
It has been 2 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 £170,000. 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 premises 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Ponteland is the location of the property. Is there any guidance you can give?
Flying freeholds in Ponteland are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ponteland you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ponteland may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My step-father has suggested that I instruct his conveyancing solicitors in Ponteland. Should I choose my own conveyancer?
There are no two ways about it the ideal way to choose a conveyancing solicitor is to have referrals from friends or relatives who have actually previously instructed the solicitor you're considering.