We were about to retain a conveyancing solicitor in Darlington endorsed using your search tool but have come across alternative estimates on the internet look less expensive – how come?
There are many firms of conveyancers offering what appear to be cut price. We would encourage you to give due consideration about how important this transaction is to you that want to take 'cheap' risks concerning the quality of the conveyancing. Many of them list a bargain quote as a headline but hide supplemental charges in the fine print..
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Darlington property lawyer on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being pedantic. The Darlington solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Kent Reliance have agreed my home loan in principle, my bid on a apartment in Darlington has been accepted, what are the next steps?
The estate agent will wish to know who your solicitors are (be sure the solicitors are on the lender’s approved list). Contact Kent Reliance or the financial adviser and finalise any outstanding paperwork. Kent Reliance will sellect a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Kent Reliance will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Darlington.
About to purchase a new build apartment in Darlington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Darlington
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants.
I opted to have a survey completed on a property in Darlington before retaining lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will not grant a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Darlington. Conveyancing will be smoother if you use a solicitor in Darlington especially if they are accustomed to such properties in Darlington.
My uncle has suggested that I instruct his conveyancing solicitors in Darlington. Should I choose my own property lawyer?
No doubt it’s preferable to select a conveyancing solicitor is to seek guidance from friends or relatives who have actually previously instructed the firm you're contemplating using.
What can I do where I am unhappy with the property lawyer who handled my conveyancing in Darlington?
Occasionally the level of service you receive is not as you expect, and unfortunately occasionally matters do not go as planned. Nevertheless there is recourse where you were dissatisfied with your conveyancing in Darlington. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If you remain dissatisfied you may consider getting in touch with the Legal Ombudsman.