My partner and I have just bought a house in Newton Aycliffe. We have noticed several issues with the house which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered for conveyancing in Newton Aycliffe?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Newton Aycliffe. Conveyancing searches and investigations undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor fills in a questionnaire referred to as a Seller’s Property Information Form. If the information turns out to be incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Newton Aycliffe.
What is the first thing I need to know about purchase conveyancing in Newton Aycliffe?
Not many law firms or advisers will tell you this but conveyancing in Newton Aycliffe or throughout County Durham is an adversarial process. Put another way, when it comes to conveyancing there exists lots of room for conflict between you and others involved in the transaction. For example, the vendor, estate agent and sometimes the lender. Choosing a solicitor for your conveyancing in Newton Aycliffe should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your legal interests and to protect you.
Every so often a potential adversary will attempt to convince you that you should follow their advice. For example, the estate agent may claim to be helping by suggesting your lawyer is wrong. Or your financial adviser may advise you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.
We had instructed solicitors based in Newton Aycliffe on the Clydesdale solicitor approved list. They have just billed me an additional charge for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. This fee is not set by Clydesdale but by your Newton Aycliffe lawyer. Numerous firms on the Clydesdale panel will quote an ‘acting for lender’ fee and others do not.
Completion of my purchase has taken place for my property in Newton Aycliffe. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Newton Aycliffe building society branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Newton Aycliffe conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am downsizing from my property. My former conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Newton Aycliffe if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Newton Aycliffe. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I am thinking of appointing a conveyancing lawyer in Newton Aycliffe for my house move. Is there any facility to review a firm’s complaints history with the profession’s regulator?
You can find presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.
I am short of a 10% deposit on my apartment purchase in Newton Aycliffe , but I still want to exchange. What can I do?
One option is to try and agree a lower deposit. Many vendors will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second