Is it the case that all Haydon Bridge solicitor practices on the Co-operative conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.

I have a mortgage with Co-operative for my property in Haydon Bridge. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

Your original mortgage agreement with Co-operative will provide that you need their approval before letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel lawyer.

Completion of my purchase has taken place for my property in Haydon Bridge. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

We are downsizing from our house in Haydon Bridge and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Haydon Bridge conveyancer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing outfit rather than a conveyancing solicitor in Haydon Bridge. Having lived in Haydon Bridge for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I used Stirling Law several years past for my conveyancing in Haydon Bridge. Now, I need my documents but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Haydon Bridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build apartment in Haydon Bridge. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Haydon Bridge

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

What can I do to establish who is the owner of a property in Haydon Bridge?

As long as the property is recorded at HMLR, and you have requisite specifics of the location of the premises, you will be able to see details from the HM Land Registry of the recorded owner for a a minimal charge.