We are purchasing a 1 bedroom flat in Northumberland with a mortgage. We like our Northumberland conveyancer, however the lender advise he's not on their "panel". It seems we have no option but to select one of the lender panel conveyancing practices or continue with our Northumberland property lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to require that the bank use our Northumberland lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Northumberland conveyancing lawyer to apply to be on the conveyancing panel.
Do the Building Society Association intend to launch a searchable register to to identify firms on the Earl Shilton BS conveyancing panel for example in Northumberland?
We have not been informed any plans on the part of the BSA to develop such a search facility.
I used Stirling Law several years past for my conveyancing in Northumberland. Now, I need the documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Northumberland of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Northumberland with a loan from Aldermore. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not to tell my lawyer about this extras as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
How does the Landlord & Tenant Act 1954 affect my business premises in Northumberland and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, granting the right to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Northumberland
Do online conveyancing companies undertake everything a high street Northumberland solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Northumberland?
If you choose an online conveyancer they will cover all the tasks your Northumberland solicitor would cover.