Unfortunately I am unable to travel far from Newbiggin By The Sea. Is there a reason why all Newbiggin By The Sea lawyers are not on all lender panels?

Even though it may seem unfair for lenders to limit who can represent them, from the public’s or solicitor’s viewpoint, the other side of the coin is that lending institutions are increasingly anxious and regard it imperative to defend themselves against mortgage fraud. As a consequence of this concern lenders have reduced their panel of approved conveyancing lawyers to a size that they are happy to control.

I am purchasing a brand new apartment in Newbiggin By The Sea and my solicitor is advising me that she has to the bank to disclose incentives from the seller. I am nearing the developer’s deadline to exchange contracts and my preference is not to delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

is it true that all Newbiggin By The Sea conveyancing solicitors on the Clydesdale conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.

Can I be sure that the Newbiggin By The Sea conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Newbiggin By The Sea getting 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 advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your transaction.

I am purchasing a property in Newbiggin By The Sea. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Bank of Ireland your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Newbiggin By The Sea.

How does conveyancing in Newbiggin By The Sea differ for new build properties?

Most buyers of new build or newly converted property in Newbiggin By The Sea approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Newbiggin By The Sea usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Newbiggin By The Sea or who has acted in the same development.

I have just started marketing my garden flat in Newbiggin By The Sea. Conveyancing has not commenced, but I have recently had a half-yearly service charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should discharge the service charge as normal as all ground rent and service charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Newbiggin By The Sea Leasehold Conveyancing - Examples of Queries before buying

Is anyone aware of any major works in the planning that could add a premium to the maintenance fees? The answer will be helpful as a) areas can result in problems in the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have complete disclosure