We see that you have a search directory identifying firms on the Lloyds conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Ponteland?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ponteland.
My grandfather passed away last year and as sole heir and executor I was left the property in Ponteland. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Where you plan to refinance then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
I am helping my mother sell her flat in Ponteland. Will the conveyancing solicitor arrange the EPC or it is for the seller to coordinate?
After the abolition of Home Packs, EPC’s was left as a compulsory part of moving property. An EPC must be to hand before the property is put on the market. This is not as aspect of the sale process that conveyancers ordinarily organise. Where you are instructing a Ponteland conveyancing lawyer they may be willing to arrange energy performance certificates given their contacts with reputable local energy assessors
Please help - my lawyer says that chancel insurance is required on my purchase. What is the level of cover for Ponteland conveyancing?
The appropriate level of chancel indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ponteland solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ponteland surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do commercial conveyancing searches disclose planned roadworks that may affect a commercial site in Ponteland?
Many commercial conveyancing solicitors in Ponteland will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Ponteland. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ponteland.
For every commercial conveyancing transaction in Ponteland it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Ponteland commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Ponteland.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who handled the conveyancing in Ponteland 5 years ago no longer exist. What do I do?
Assuming you have a registered title the information relating to your proprietorship will be documented by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, identify your house and obtain current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
Am I better off to choose a Ponteland conveyancing lawyer based in the vicinity that I am purchasing? An old friend can execute the conveyancing but her office is 300kilometers away.
The benefit of a local Ponteland conveyancing firm is that you can visit the firm to execute paperwork, deliver your identification documents and pester them if necessary. Having local Ponteland know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were happy that must trump using an unfamiliar Ponteland conveyancing lawyer solely due to them being based in the area.