What happens if my lawyer’s firm is expelled from the Santander Solicitor panel ahead of completing my conveyancing in Northamptonshire?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What is your number one tip for choosing a conveyancing solicitor in Northamptonshire
It would be unwise to be swayed by the lowest Northamptonshire conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Is it the case that all Northamptonshire CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved practices?
It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
My partner and I are at the point of viewing houses in Northamptonshire and I am now considering a potential offer. Should I already have a property lawyer appointed at this stage? I will be getting a home loan with RBS.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are seeking a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
Have purchased a a semi-detached house in Northamptonshire , What is the estimated time for the Land Registry to register my ownership? My Northamptonshire conveyancing solicitor works at snail pace, so I want to be certain the registration is concluded.
There is nothing unique about conveyancing in Northamptonshire registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and whether the Land registry have to notify any other persons or bodies. At present in the region of three quarters of submission are fully addressed within two weeks but occasionally there can be extensive delays. Historically registration occurs after the purchaser has moved in to the premises thus an expedited registration is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
I am looking for a leasehold apartment up to £305k and found one near me in Northamptonshire I like with amenity areas and transport links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Northamptonshire in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the shortness of the lease will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
What tools are available to identify a Northamptonshire solicitor on the Platform Home Loans Ltd conveyancing panel? I have a car and am willing to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the tool on this website. Please choose the bank and your location and you will see a number of Northamptonshire conveyancing lawyers locally. We have detailed some Northamptonshire conveyancing firms at the bottom of this page and you can ring them to verify whether they are on the Platform Home Loans Ltd panel