I am not well enough to travel far from Angmering. Is there a reason why all Angmering property lawyers aren't automatically on all mortgage company panels?
Even though it may seem unfair for mortgage companies to limit who can act for them, from the public’s or lawyer’s point of view, the flip side is that lending institutions are increasingly anxious and consider it necessary to protect them from illegal activities. As a result of this concern banks are limiting their conveyancing panel to a size that they are happy to control.
Having sold my house in Angmering last July but my buyer keeps telephoning daily to say his solicitor is waiting to hear from mine. What should have happened following completion?
Following your disposal your conveyancer is duty bound to deliver the transfer documentation and all additional paperwork to the buyer’s solicitors. Where appropriate, your conveyancer must also evidence that the home loan has been redeemed to the purchasers conveyancers. There is unlikely to be post completion tasks unique to conveyancing in Angmering.
We are getting the release of further funds on our home loan from TSB as we wish to carry out alterations to our property in Angmering. Are we obliged to choose a nearby Angmering solicitor on the TSB conveyancing panel to deal with the legals?
TSB would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Angmering conveyancer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Angmering. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. 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 who will take matters further.
The deeds to my home are lost. The conveyancers who dealt with the conveyancing in Angmering 10 years ago have long since closed. What are my next steps?
Gone are the days when you need to hold title deeds to prove you own the land or premises, given that the Land Registry have everything they need in a digital format.
My husband and I are 17 days into a leasehold purchase having been referred to conveyancers by the selling agent to carry out the conveyancing in Angmering. I am am extremely disappointed with the quality of service. Can you you assist me in finding new solicitors?
They would have to be really poor in order to consider replacing them. Has the mortgage been issued? In the event that it has you need to inform them of the new contact details and have the offer are re-issued. Your new conveyancer should be on the banks panel to avoid supplemental charges and frustration. That should be your starting point. The search tool will assist you in finding a lender approved lawyer for your home move in Angmering
Last October I purchased a leasehold house in Angmering. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a basement flat in Angmering, conveyancing formalities finalised in 2000. How much will my lease extension cost? Similar properties in Angmering with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2102
With 77 years left to run we estimate the premium for your lease extension to span between £7,600 and £8,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.