Is the fact that my solicitor in Middlesbrough is not identified on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Middlesbrough conveyancing practice and ask them why they are no longer on the approved list for your lender.
I have given 2 months notice to my current landlord and have to be out of my rented apartment in Middlesbrough by the end of next month. Conveyancing on my purchase is underway. Can I complete in 4 weeks as don't want to have to find temporary accommodation?
The normal practice is not to provide notice on a rental unless exchange of contracts has taken place. If you have not previously done so, update to your solicitor and request that they chase the sellers lawyers, try to a target completion date that all parties will look towards
In what way does my ID and proof of funds have anything to do with my conveyancing in Middlesbrough? Is this really necessary?
In order to comply with Money Laundering Regulations any Middlesbrough conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account showing where you reside.
In accordance with Money Laundering Regulations, conveyancers are obliged by law to investigate not simply the identity of conveyancing clients but also the source of monies that they receive in respect of any matter. An unwillingness to disclose this will result in your lawyer cancelling their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to notify the appropriate authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.
Me and my partner are buying a house in Middlesbrough. It might be a silly question but how we can trust a lawyer? On completion day we will need to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my niece sell her property in Middlesbrough. Does the conveyancing solicitor commission an energy performance certificate or should I organise this?
After the abolition of Home Packs, EPC’s remained a compulsory part of moving property. An energy assessment must be to hand prior to the property being put on the market. This is not as aspect of the sale process that solicitors normally organise. If you are using a Middlesbrough conveyancing lawyer they might help arrange energy assessments due to their relationships with reputable Middlesbrough assessors
My wife and I buying a detached bungalow in Middlesbrough. The intention is to carry out a loft conversion at the property.Will legal due diligence on the property involve investigations to determine if these alterations are allowed?
Your property lawyer should check the registered title as conveyancing in Middlesbrough will on occasion reveal restrictions in the title deeds which prevent certain changes or need the permission of a 3rd party. Many extensions need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I am looking for a flat up to £305k and identified one near me in Middlesbrough I like with amenity areas and station in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Middlesbrough in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
My husband and I are novice buyers - had an offer accepted, yet the selling agent informed us that the owners will only move forward if we appoint the agent's recommended lawyers as they are insisting on a ‘quick sale’. We would rather use a high street solicitor who is familiar with conveyancing in Middlesbrough
It is highly unlikely the sellers are driving this. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to instruct your own,trusted Middlesbrough conveyancing solicitors - not the ones that will provide their estate agent a kickback or hit his conveyancing targets demanded by head office.