My partner and I are hoping to purchase a house in Northampton and are in fact using a Northampton conveyancing firm. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Bank of Ireland have this morning contacted us to advise us that there is now an issue as our Northampton lawyer is not on their conveyancing panel. Is this a problem?
If you are buying a property requiring a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Northampton solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Can you point me to a directory of Yorkshire BS panel conveyancers in Northampton on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings viewable on the web. Where you are in need of a Northampton property lawyer on the Yorkshire BS please make the most of our facility.
Coventry BS have agreed my mortgage in principle, my offer on a house in Northampton has been accepted, now what?
The property agent will wish to be informed of your conveyancer's details (be sure the conveyancers are on the bank’s approved list). Contact Coventry BS or your financial adviser and complete any appropriate documentation. Coventry BS will appoint a valuer who will get in contact with the estate agent or owners to book a slot for the valuation to happen. Once conducted (assuming no problems) it takes about a fortnight to receive the mortgage offer. Coventry BS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Northampton.
My sealed bid on a property in Northampton has been agreed to, the sellers do however have an associated purchase. The owners have placed an offer on on an apartment, but it’s not yet tied up, and have viewings of other flats booked. I have chosen a nearby conveyancing solicitor in Northampton. What do I do now? When should I get the mortgage application with HSBC going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then valuation, Northampton conveyancing search fees, etc). The first course of action is to ensure that your solicitor is on the HSBC approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. In a buoyant market the majority of purchasers will apply for a home loan with HSBC and arrange for the valuation and only if it comes back ok would they pay their conveyancer to move forward with the conveyancing in Northampton.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who conducted the conveyancing in Northampton 4 years ago are no longer around. What are my next steps?
You no longer need to have the physical deeds to establish that you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
What does commercial conveyancing in Northampton cover?
Northampton conveyancing for business premises incorporates a broad range of advice, given by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am thinking of appointing a conveyancing lawyer in Northampton for my sale. Can I see a solicitor's complaints history with the legal regulator?
One may search for documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training reasons.