We are getting the release of further funds on our mortgage from Nottingham as we wish to carry out a loft conversion to our house in Bebington. Are we obliged to choose a local Bebington solicitor on the Nottingham conveyancing panel to deal with the legals?
Nottingham would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
The formalities of my remortgage has taken place for my property in Bebington. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases 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 who will take matters further.
I recently had an offer agreed on a house in Bebington. My financial adviser recommended their conveyancers. I paid an on account payment of £175. A few days later, the solicitor called me sheepishly admitting that they were not on the Principality 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 Principality 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.
My colleague advised me that where I am buying in Bebington I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Bebington conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Bebington around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bebington Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Bebington Education with maps and statistics, Local Amenities and other useful information regarding Bebington.
It has been five months following my purchase conveyancing in Bebington took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. 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.
I am a sole trader hoping to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering fixed fees for commercial conveyancing in Bebington for less than £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Bebington, including the disposal and purchase of businesses as well as simply property. Whether you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right firm. Regarding the charges this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or telephone us so that we may provide you with a detailed commercial conveyancing calculation.
Should I instruct a Bebington conveyancing lawyer based in the vicinity that I am hoping to buy? I have an old university friend who can execute the legal formalities but his firm is located 300kilometers away.
The primary upside of using a local Bebington conveyancing practice is that you can drop in to execute paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and in the main were content that must outweigh using an unfamiliar Bebington conveyancing solicitor just because they are based in the area.
Should one as executor remove a deceased person's name from the title register for a house in Bebington?
If a Bebington property is co-owned and one of the owners passes away, the name will not automatically be removed from the Land Registry title. You are not required to amend the title as when it comes to a disposal you would simply need to supply proof as to the reason the other proprietor is missing from the transfer, usually this takes the form of the probate documents.
With a view to making the sale conveyancing more straight forward in the future you may apply to have the deceased name erased from the title by submitting an application to HMLR with proof of the death. There is no land registry fee payable.