My lawyer has uncovered a a legal deficiency with the lease for the property we are buying in Stocksfield. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer has advised that he must check that the bank is happy with this solution. Are we the client or is the mortgage company ?

Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. These conveyancing instructions have to be complied with.

Can I use your services to locate a Conveyancing solicitor in Stocksfield even where I’m not purchasing or disposing of a house, for example where I intend to buy an office in Stocksfield with a mortgage from HSBC Bank?

The service is predominantly utilised to find domestic conveyancing solicitors in Stocksfield but we have listed at the end of this page a selection of Stocksfield commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they can also act for HSBC Bank

How can we tell if a Stocksfield conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Stocksfield seeking recommendations is a sensible starting point. 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 which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.

I am buying a property in Stocksfield. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

Given that you are obtaining a mortgage with Santander your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Santander. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Santander where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not restricted to Stocksfield.

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being difficult. The Stocksfield solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm purchasing a new build house in Stocksfield with the aid of help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not inform my lawyer about this extras as it will impact my loan with Norwich and Peterborough Building Society. 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.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Stocksfield is the location of the property. Is there any guidance you can impart?

Flying freeholds in Stocksfield are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stocksfield you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stocksfield may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.