Can your site be used to recommend a Conveyancing solicitor in South Hylton even if I’m not buying or disposing of a house, for example where I intend to buy a shop in South Hylton with a loan from Lloyds TSB Bank?

Our search tool is primarily there to select domestic conveyancing solicitors in South Hylton but we have listed at the end of this page a selection of South Hylton commercial conveyancing firms. You will need to enquire with the firm directly to check if they are also authorised to represent Lloyds TSB Bank

The South Hylton conveyancing solicitors that just started acting on my purchase in South Hylton have without warning closed. I only went with them because I needed a solicitor on the Clydesdale conveyancing panel and my family South Hylton lawyer was not. I paid them 275 plus VAT on account. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

Two weeks ago we had a mortgage agreed in principle with Barclays. South Hylton conveyancing solicitors were instructed. How long does it take for Barclays to forward the offer to the solicitor?

Some lenders take longer than others. Have Barclays conducted the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My wife and I are spending time looking at apartments in South Hylton and I am about to put in an offer. Should I already have a lawyer appointed at this stage? I will be getting a mortgage with Yorkshire BS.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are obtaining a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.

I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a South Hylton conveyancer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

I'm buying a new build house in South Hylton with the aid of help to buy. The builders would not budge the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not to tell my conveyancer about this side-deal as it could adversely affect my loan with the lender. Should I keep quiet?.

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.

I have just started marketing my basement apartment in South Hylton. Conveyancing lawyers have not yet been instructed, but I have recently had a quarterly maintenance charge invoice – Do I pay up?

It best that you pay the maintenance contribution as you normally would given that all rents and service charges will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice 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.

South Hylton Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying

It would be sensible to discover as much as you can about the company managing the building as they can either make life much simpler or problematic. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to day to day matters like the upkeep of the common parts. Ask prospective neighbours if they are happy with them. On a final note, investigate as to the dates that the service charges are due to the appropriate party and precisely how they are spending that money. The answer will be important as a) areas may result in problems in the building as the common areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will want to know about it What is the service charge and ground rent on the property?