Am I correct in assuming that the fact that my solicitor in Northumberland is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Northumberland conveyancing firm and ask them why they are no longer on the approved list for your lender.
My son is in the process of securing a house that has just been built in Northumberland with a mortgage from UBS. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a garden flat in Northumberland. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Northumberland?
On the day of completion you do not need to attend the conveyancers office in Northumberland. Your solicitors will arrange to send the purchase money to the vendor’s solicitors, and once they have received this, you will be able to pick up the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
Can I be sure that the Northumberland conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Northumberland seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your conveyancing.
Aldermore have agreed my mortgage in principle, my bid on a property in Northumberland has been accepted, what happens next?
Your property agent will need to be informed of your conveyancer's details (ensure that the conveyancers are on the bank’s approved list). Telephone Aldermore or the broker and finalise any relevant paperwork. Aldermore will appoint a valuer who will get in contact with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Aldermore will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Northumberland.
I need some expedited conveyancing in Northumberland as I am faced with an ultimatum to sign on the dotted line inside one month. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to have searches carried out although no law firm would suggest that you don't. With plenty of history conveyancing in Northumberland the following are instances of issues that can arise and therefore impact future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...
Are there restrictive covenants that are commonly identified as part of conveyancing in Northumberland?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Northumberland. 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…’