Is the fact that my solicitor in Thornaby on Tees is not identified on my lender's solicitor panel that there is a problem with the standard of his work?

It would not be wise to jump to that conclusion. 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 lawyer 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 Thornaby on Tees conveyancing firm and ask them why they are no longer on the approved list for your lender.

My aunt advised me that in buying a property in Thornaby on Tees there could be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are anumerous of properties in Thornaby on Tees which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Thornaby on Tees should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is it the case that all Thornaby on Tees CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved solicitors?

Some major banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

We have agreed to purchase a house in Thornaby on Tees. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

As you are obtaining a mortgage with HSBC your lawyer must follow the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to HSBC where a lease does not comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Thornaby on Tees.

I'm purchasing a new build house in Thornaby on Tees with the aid of help to buy. The developers refused to budge the price so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my solicitor about the extras as it could affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Am I best advised to instruct a Thornaby on Tees conveyancing solicitor based in the area that I am hoping to buy? We have a good friend who can handle the legal work however his firm is located approximately 350miles away.

The primary upside of using a local Thornaby on Tees conveyancing practice is that you can attend the office to sign documents, present your ID and apply pressure on them if necessary. Having local Thornaby on Tees know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that must trump using an unfamiliar Thornaby on Tees conveyancing solicitor just because they are round the corner.

We are soon to acquiring a flat in Thornaby on Tees. Conveyancing is not yet done but we wish to have the amount we are are buying for private from the likes of Zoopla. How could this be done?

HM Land Registry by statute are obliged to specify price sold data on the official title for residential properties nationwide including premises in Thornaby on Tees. The register of title is a public document, so HMLR would be breaching their statutory obligations if they failed to allow access to the register.

In essence you can make a request of HM Land Registry to hide the amount paid data but the response would be a No.