My bank has suggested solicitors on their panel based in Northumberland but I would rather choose a conveyancing lawyer in Northumberland or nearer to where I live. Can you assist?
The minority of Northumberland conveyancing practitioners are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to choose a Northumberland conveyancing solicitor on the on the bank panel.
Does a directory service exist listing Coventry BS panel conveyancers in Northumberland on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings visible over the internet. Where you are looking for a Northumberland conveyancer on the Coventry BS please make the most of our tool.
Intending to buy a maisonette in Northumberland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Northumberland conveyancer is on the Lloyds conveyancing panel.
At last I have had an offer on an apartment in Northumberland agreed to, but there is a chain. The vendors have offered on on an apartment, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have instructed a high street conveyancing solicitor in Northumberland. What should be my next step? When do I get the mortgage application with Santander going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Northumberland conveyancing search costs, etc). First, you must check that your conveyancer is on the Santander conveyancing panel. Regarding the subsequent stages this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a hot market many home buyers will apply for a home loan with Santander and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with searches.
I used Action Conveyancing several years ago for my conveyancing in Northumberland. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Northumberland of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Northumberland benefiting from help to buy. The sellers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my solicitor about the deal as it will jeopardize my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Should I go with a Northumberland conveyancing solicitor in close proximity to the house I am purchasing? An old friend can perform the legal formalities however his firm is located approximately 350miles away.
The benefit of a high street Northumberland conveyancing practice is that you can drop in to sign documents, deliver your identification documents and apply pressure on them if necessary. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were content that must trump using an unfamiliar Northumberland conveyancing solicitor solely due to them being Northumberland based.