Willinstructing a Darlington conveyancing solicitor make the legal process smoother?
Darlington is a special area, where local knowledge is a significant benefit. The laid-back lifestyle has an upside – just not for your conveyancing. The conveyancers that we recommend host in-depth Darlington know how with a proactive, can doapproach that helps the conveyancing to progress without delay. It will certainly help if they benefit from long term relationships with mortgage brokers, local authorities, surveyors and other Darlington conveyancing practices
My partner and I are only a couple days away from an exchange on a property in Darlington and my mum and dad have transferred the exchange deposit to my property lawyer. I am now advised that as the deposit has not come from me my solicitor needs to disclose this to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?
Your solicitor is duty bound to check with the bank to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
The formalities of my purchase has taken place for my property in Darlington. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have instructed a Darlington property lawyer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Darlington postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Darlington.
I have finally had an offer on a flat in Darlington agreed to, but there is a chain. The owners have offered on a flat, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Darlington. What should be my next step? When should I get the mortgage application with Co-operative going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Darlington conveyancing search costs, etc). The first thing to do is ensure that your solicitor is on the Co-operative approved list. Concerning the next phase this very much depends on the circumstances of your case, attraction to this property and on the state of the market. In a buoyant market the majority of purchasers will apply for a home loan with Co-operative and arrange for the valuation and only if it was satisfactory would they request their solicitor to proceed with searches.
I am intent on selling our house in Darlington and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Darlington. We have lived in Darlington for three years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? 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 life insurance to cover that same sickness)
I have todayfound out that Stirling Law have been shut down. They conducted my conveyancing in Darlington for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Darlington conveyancing specialists.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Darlington is where the house is located. Can you offer any guidance?
Flying freeholds in Darlington are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Darlington you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Darlington 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 residence.