Would the conveyancing solicitors identified via your search tool carry out attended exchange conveyancing in Staindrop?

We do have a number of conveyancing experts who can conduct attended exchanges. Please call us to obtain a fee calculation and details as to availability.

How up to date is your search tool for Staindrop conveyancing solicitors on the Barclays conveyancing panel? Do Barclays send you an updated list?

Staindrop conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.

We had appointed conveyancing lawyers based in Staindrop on the Santander solicitor approved list. They have just billed me a separate charge for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?

As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The fee is not set by Santander but by your Staindrop property lawyer. Plenty of firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.

I recently had an offer agreed on an apartment in Staindrop. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

RBS have agreed my home loan in principle, my bid on a apartment in Staindrop has been agreed to, now what?

The estate agent will need to be advised as to your lawyer's details (make sure the conveyancing practitioners are on the bank’s approved list). Contact RBS or the financial adviser and finish off any appropriate forms. RBS will sellect a valuer who will get in contact with the selling agent or owners to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. RBS will issue 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 Staindrop.

Will our conveyancer be making enquiries regarding flooding as part of the conveyancing in Staindrop.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Staindrop. Some people will purchase a house in Staindrop, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, however there are a various searches that can be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Staindrop. The conventional set of information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to find out whether the property has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the owner, then a buyer may commence a compensation claim as a result of such an incorrect reply. The buyer’s lawyers will also conduct an environmental search. This will indicate whether there is a recorded flood risk. If so, additional inquiries will need to be initiated.

five months have elapsed since my purchase conveyancing in Staindrop completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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.