I require conveyancing for a flat in a relatively new development (6 years old) in Redcar. 95% of the flats have already been occupied. Do I need carry out the local searches for my conveyancing in Redcar?
You would be taking a significant risk in refusing to carrying out Redcar conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in no uncertain terms that you have them. If time pressures and driving down costs are primary issues you should consider with your lawyer about the possibility of search insurance
Can you help - my lawyer says that flying freehold insurance is needed on my purchase. What is the level of cover for Redcar conveyancing?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I am purchasing a property in Redcar. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
As you are obtaining a mortgage with Nationwide your lawyer must comply with the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to Nationwide where a lease does not comply with these specifications. The specifications relate to the installation of panels on properties nationwide and is not isolated to Redcar.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Redcar solicitor on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
It has been 2 months following my purchase conveyancing in Redcar took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I need to instruct a conveyancing solicitor in Redcar for my house move. Is it possible to check a firm’s complaints history with the profession’s regulator?
Anyone can see published Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.
My husband and I are planning to purchase a four bedroom ground floor flatin Redcar with a mortgage from a lender. We like our lawyer in Redcar but our bank advise she’s not on their "panel". It seems we have little choice but to instruct one of the our lender panel firms or stay with our Redcar conveyancer and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our lender use our Redcar lawyer?
No, not really. The bank mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. in the past, most lenders had open panels, including most conveyancing solicitors in Redcar : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.