I plan on buying property in City of Darlington. My Solicitor is not listed on the lender solicitor panel. Am I still permitted to continue with my City of Darlington conveyancing solicitor notwithstanding that they are excluded from the lender panel?
Your options include
- Carry on with your preferred City of Darlington solicitor but your bank will need to instruct a conveyancer from their approved panel. This will result in additional fees and probable delay.
- Get a fresh solicitor to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your conveyancer to pull out all the stops to get listed on the mortgage company conveyancing panel
All was ready to move into my new home in City of Darlington next Friday. My lawyer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not specific to conveyancing in City of Darlington.
My home in City of Darlington is up for sale and I have a buyer. Does my solicitor need to be on the Principality conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
We are downsizing from our home in City of Darlington and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the purchasers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in City of Darlington. Having lived in City of Darlington for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
In what way does the Landlord & Tenant Act 1954 affect my business property in City of Darlington and how can you help?
The particular law that you refer to affords a safeguard to commercial tenants, granting the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. City of Darlington is one of the many areas of the UK in which the firms we work with are based
I need to instruct a conveyancing practitioner in City of Darlington for my home move. Is there any facility to check a firm’s complaints history with the legal regulator?
You may find documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.