My wife and I are purchasing a 3 bedroom flat in Hartlepool with a mortgage. We have a Hartlepool conveyancer, but the lender says he's not on their "panel". We have to appoint one of the bank panel solicitors or keep our Hartlepool conveyancer and pay for one of their panel ones to represent them. This feels very unfair; can we not require that the mortgage company use our Hartlepool property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Hartlepool conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I are soon to complete on the purchase of a property in Hartlepool but as a result of wreckage from some water damage at the property I have managed to agree reparation from the owner of £2k by way of a deduction in the price. This was going to be dealt with as part of amending the contract however Lloyds will not permit this. Should they have been involved?
Your conveyancer that is on the Lloyds conveyancing panel is obliged to advise Lloyds of any variations to the sale price. If you prohibit your solicitor to notify the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancing practitioner for your conveyancing in Hartlepool.
I am purchasing a right to buy a flat in Hartlepool. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Hartlepool you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Hartlepool.
I am purchasing a victorian detached house in Hartlepool. Our aim is to carry out an extension to the side at the property.Will legal work on the property involve investigations to ascertain if these works are permitted?
Your solicitor should check the registered title as conveyancing in Hartlepool can sometimes reveal restrictions in the title documents which restrict categories of works or necessitated the permission of another owner. Many extensions call for local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
When it comes to mortgage companies such as Virgin Money, do Hartlepool conveyancing practitioners face an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
is it true that all Hartlepool solicitors on the UBS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. Many banks do list licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Hartlepool is the location of the property. Is there any advice you can impart?
Flying freeholds in Hartlepool are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hartlepool 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 Hartlepool 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 property.
Can you offer any advice when it comes to choosing a Hartlepool conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Hartlepool conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Hartlepool conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
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What are the legal fees for lease extension work?
Hartlepool Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying
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The best form of lease structure is where the freehold interest is in the ownership of the leaseholders. In this scenario the tenants enjoy being in charge if their destiny and notwithstanding that a managing agent is usually retained if it is larger than a house conversion, the managing agent employed by the leaseholders. How many of the leaseholders are in arrears for their maintenance charge payments? How much is the yearly service fee and ground rent?