Finally, a loan agreement from Santander for the remortgage of my 3 bedroom apartment is due any day now. Are you able to put forward a cheap conveyancing lawyer in Northumberland?
This site is not designed to aid those in their quest for cut-price fees for conveyancing solicitors in Northumberland. Our goal is to offer value for money conveyancing but we do not aim to work with the cheapest lawyers. Do not be seduced by brokers offering the bait of £100 conveyancing in Northumberland. At best, in being led by low cost conveyancing, you will receive what you pay for and at worst you will end up invoiced for extras and still not receive the service required.
Are the Northumberland conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?
Northumberland conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
The Northumberland conveyancing lawyers that just started acting on my house acquisition in Northumberland have without warning shut down. I chose them because I had to have a firm on the HSBC conveyancing panel and my preferred Northumberland lawyer was not. I paid them 275 plus VAT in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Should our conveyancer be asking questions concerning flooding as part of the conveyancing in Northumberland.
Flooding is a growing risk for lawyers dealing with homes in Northumberland. Plenty of people will buy a property in Northumberland, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a number of searches that may be undertaken by the purchaser or by their solicitors which will figure out the risks in Northumberland. The standard information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could bring a legal claim for losses stemming from an incorrect response. A buyer’s conveyancers will also commission an enviro report. This should indicate if there is a recorded flood risk. If so, more detailed investigations should be made.
I have been sourcing a conveyancing practitioner in Northumberland for my house move. Can I check a firm’s record with the profession’s regulator?
You can search for published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.
I'm remortgaging a property in Northumberland. I can find my conveyancer's company on the CLC list, but I can't see my conveyancer's name as listed on the regulator's website. Should I be concerned?
Not all staff in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.