It is is a decade since I acquired my home in Bishop Auckland. Conveyancing solicitors have just been retained on the sale but I am unable to locate the title documents. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with your lender or they may be archived with the conveyancers who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Bishop Auckland involves registered property but in the rare situation where your home is not registered it is more problematic but is resolvable.
We are hoping to buy a newbuild flat in Bishop Auckland with a homeloan from Bank of Ireland.We like our Bishop Auckland conveyancing solicitor but Bank of Ireland says his firm is not on their approved list of firms. We have to appoint a Bank of Ireland panel lawyer or retain our preferred solicitor and pay for a Bank of Ireland panel lawyer to represent them. This seems very unfair; Can we not simply insist that Bank of Ireland use our lawyer?
Unfortunately,no. The mortgage issued to you contains various provisions, a common one being that solicitors needs to be on the Bank of Ireland solicitor panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Bank of Ireland
I am helping my niece sell her property in Bishop Auckland. Does the solicitor arrange the energy assessment or it is for the seller to see to?
After the abolition of Home Packs, energy performance certificates remained a compulsory component of moving property. An energy performance certificate needs to be to hand in advance of the property being advertised. This is not as aspect of the sale process that solicitors ordinarily organise. If you are instructing a Bishop Auckland conveyancing solicitor they might help arrange energy assessments due to their contacts with reputable local providers
A friend advised me that in buying a property in Bishop Auckland there could be various restrictions preventing external changes to the property. Is this right?
We are aware of a number of properties in Bishop Auckland which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Bishop Auckland should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had chosen conveyancers locally in Bishop Auckland on the Santander solicitor approved list. They have just invoiced me a supplemental fee for handling the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not set by Santander but by your Bishop Auckland conveyancing practitioner. Some firms on the Santander panel will charge an ‘acting for lender’ fee and others do not.
We are buying a property and the lawyer has raised the issue of Chancel Repair for which the house may be liable as it falls into the area of such a church. He has mentioned insurance. Is this strictly appropriate for conveyancing in Bishop Auckland
Unless a previous acquisition of the house took place after 12 October 2013 you may assume that solicitors delivering conveyancing in Bishop Auckland to continue to propose a a chancel search and or insurance against a claim.
Should I be concerned about estate agents that I am dealing with are suggesting an internet conveyancing firm rather than a High Street Bishop Auckland conveyancing practice?
As with lots of service providers, often suggestions from connections can be extremely useful or valuable. Yet there are numerous people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and banks might all suggest conveyancers to instruct. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the endorsement. You have the discretion to select your preferred conveyancer. Don't forget that most mortgage providers operate an approved list of conveyancers you are obliged to use for the mortgage related work in your house move.
I have today had an offer accepted on a leasehold flat in Bishop Auckland and the mortgage adviser that we are dealing with recommended his lawyer. She quoted nine hundred pounds plus VAT and 3rd party costs. Does this sound expensive?
You should not rely on 1 estimate. One should obtain like-for-like quotes for your conveyancing in Bishop Auckland. Then select one that you are comfortable with and just as important, is on the approved list of the bank that you are sourcing your mortgage from.