Unfortunately I am unable to travel far from Middlesbrough. Please clarify why all Middlesbrough lawyers aren't included on all lender panels?
Banks ordinarily restrict either the nature or the number of conveyancing firms on their approved list of lawyers. Typical examples of such criteria being that the organisation must have two or more partners. As well as restricting the nature of firm, some lenders decided to limit the number of firms they use to represent them. You should note that lenders have no liability for the quality of advice provided by any Middlesbrough solicitor on their approved list. Increases in mortgage fraud was the primary trigger for the rationalisation of conveyancing panels from 2008 notwithstanding that there are differing thoughts about the extent of solicitor involvement in some of that fraud. Data from HMLR indicates that thousands of conveyancing organisations only carry out less than three conveyances annually. Those supporting conveyancing panel culls ask why law firms deserve the right to remain on a conveyancing panel when clearly property law is not their primary expertise?
I am in the process of refinancing my home in Middlesbrough, does my lawyer have to be on the Santander Conveyancing panel?
There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Is there a list of Yorkshire BS panel conveyancers in Middlesbrough on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings visible over the internet. If you are in need of a Middlesbrough conveyancing practitioner on the Yorkshire BS please make the most of our facility.
I have decided to exercise my right to buy my property in Middlesbrough off the council. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
Intending to buy a apartment in Middlesbrough. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Middlesbrough lawyer is on the Kent Reliance conveyancing panel.
We are close to exchanging contracts on the sale of our home in Middlesbrough and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Middlesbrough. Having lived in Middlesbrough for six years we know of no issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should 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 illness)
I am purchasing a new build house in Middlesbrough benefiting from help to buy. The builders refused to move on the amount so I negotiated £7000 of extras instead. The sale representative advised me not inform my conveyancer about this side-deal as it will put at risk my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey carried out on a house in Middlesbrough before appointing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some lenders may not give a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Middlesbrough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Middlesbrough to see if the conveyancing costs will increase in light of this.