I am approaching an exchange on a flat in Darlington and my mum and dad have sent the ten percent deposit to my solicitor. I am now advised that as the deposit has been sent from someone other than me my property lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the lender concerning my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your property lawyer is legally required to check with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
We are buying a flat and need a conveyancing solicitor in Darlington who is on the Santander approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Darlington.
Are all Darlington Conveyancing Quality Solicitors on the Principality conveyancing list of approved practices?
Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
Can I be sure that the Darlington conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Darlington getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your conveyancing.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being pedantic. The Darlington solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
My father-in-law has urged me to use his conveyancers in Darlington. Should I use them?
No doubt the best way to choose a conveyancing lawyer is to get feedback from friends or relatives who have actually experience in using the conveyancer that you are considering.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £200,000 apartment in Darlington in 10 days. The management company has quoted £312 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Darlington?
For most leasehold sales in Darlington conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering conveyancing due diligence questions
Where consent is required before sale in Darlington
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a garden flat in Darlington, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Darlington with over 90 years remaining are worth £227,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2097
With only 72 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
What are my options where I am not happy with the solicitor who undertook my conveyancing in Darlington?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes things do go wrong. Nevertheless there is recourse if you were dissatisfied with your conveyancing in Darlington. This varies from trying to resolve matters directly with them, through to reporting a property lawyer to their regulator. If you remain unhappy you may consider enlisting the help of the Legal Ombudsman.