Having sold my house in Ponteland last November but our buyer keeps SMS messaging every few hours to moan that their solicitor is waiting to hear from mysolicitor. What should have happened now that I have sold?
Following your house sale your lawyer should forward the transfer documentation and all of the paperwork to the purchaser's conveyancer. If applicable, your lawyer should also evidence that the mortgage has been redeemed to the purchasers lawyers. There is unlikely to be post completion requirements unique to conveyancing in Ponteland.
Is it the case that all Ponteland CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I am expecting a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Ponteland solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ponteland solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Ponteland bank branch on a couple of occasions and was advised it wasn't a problem and they would lend. My Ponteland conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their published requirements. Who do I believe?
Your lawyer must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am intent on selling our property in Ponteland and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Ponteland lawyer would know this is not the case. For the life of me I don't know why the buyers instructed a national conveyancing outfit rather than a conveyancing solicitor in Ponteland. Having lived in Ponteland for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to 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)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Ponteland?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Ponteland. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
As co-executor for the estate of my father I am selling a house in Monmouth but live in Ponteland. My solicitor (approximately 200 miles from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Ponteland to attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Ponteland based
Are you able to clarify what my options are where my Ponteland conveyancing searches shows negative entries?
Ordinarily, almost all concerns arising from Ponteland conveyancing search responses can be addressed in advance of completion or indemnity insurance may be put on cover. You need to note that regardless of the fact that you may be buying the premises and may be willing to accept the search results, your building society or bank may not, and when all said and done have the final decision.