Me and my wife are buying an apartment in Stockton on Tees. My lawyer has never been on on the mortgage company solicitor list. Can I still continue with my Stockton on Tees conveyancing solicitor even though they are not on the lender approved list?
You have a number of alternatives available to you here
- Carry on with your chosen Stockton on Tees lawyer but your lender will no doubt instruct a lawyer on their approved list. This will result in additional cost and potential interruption.
- Appoint a new conveyancer to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
- Convince your lawyer to do everything within their powers to get listed on the mortgage company conveyancing panel
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Stockton on Tees?
Two types of professional can execute conveyancing in Stockton on Tees namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the sale or acquisition of property. Both are duty bound to carry out Stockton on Tees conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be properly administered and that the requirements and steps will be correctly followed.
I currently have a mortgage with Bank of Ireland for my property in Stockton on Tees. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval prior to letting out your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.
Completion of my remortgage has taken place for my property in Stockton on Tees. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I completed on my house on 10 January and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Stockton on Tees said it will be dealt with in less than a month. Are titles in Stockton on Tees uniquely lengthy to register?
There is nothing unique about conveyancing in Stockton on Tees registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and if the Land registry communicate with any other persons or bodies. As of today roughly three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration is effected once the buyer has moved in to the premises thus 'speed' is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a house in Stockton on Tees before retaining solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend refuse to grant a loan on such a premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stockton on Tees. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to retain a conveyancing solicitor for residential conveyancing in Stockton on Tees. I happened to chance upon a web site which seems to have the perfect offering If it is possible to get all the legals done via phone that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My friend mentioned that before choosing a conveyancing lawyer they must be approved by your lender. It happens to be my first house move but I have an AIP via Nat West Bank and I already have a bricks and morter conveyancing lawyer in Stockton on Tees in place. Can Santander need an approved solicitor to be selected? Does a directory of approved conveyancers even exist for my conveyancing in Stockton on Tees?
You need to use a solicitor that is on the Santander panel. Simply telephone your preferred Stockton on Tees conveyancing lawyer and ask if they are on the Santander panel. If they are not on the panel you have a couple of choices open to you here:
- Proceed with your existing Stockton on Tees lawyer but Santander will undoubtedly retain a lawyer from their approved list. The net result is additional fees together with likely delay.
- Appoint a new conveyancer to conduct the conveyancing, obviously checking they are on the Santander conveyancing panel.
- Convince your property lawyer to apply to join the bank panel.