I am acquiring property in Bembridge. My Solicitor has never been on on the lender approved panel. Is it possible for me to continue with my Bembridge conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?
One will need to have a conveyancing practitioner to complete the legal work required if you need a loan to purchase your home. The conveyancing practitioner will carry out all the necessary investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage paperwork is in order. One could appoint a Bembridge solicitor of your choosing. Nevertheless, if the solicitor appointed is not on the bank conveyancing panel additional fees will be levied as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so provided your lawyer has not previously sought membership they should take the opportunity to apply.
This question may be naive but I am wet behind the ears as FTB of a garden flat in Bembridge. Do I receive the keys to the property on the completion date from my conveyancer? If so, I will use a local conveyancing solicitor in Bembridge?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s conveyancers, and once they have received this, you will be able to pick up the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Bembridge solicitor on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Bembridge. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have todaybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Bembridge for a purchase of a freehold house 10 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bembridge conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build flat in Bembridge. Conveyancing is daunting 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 legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bembridge
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Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I was pointed in your direction by numerous property agents in Bembridge to get a quote from a solicitor using your seach tool. Is there a financial inducement for Estate Agents to promote your site over alternative conveyancing organisations?
We don’t make any financial incentive for sending work in our direction. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I am thinking of appointing a conveyancing lawyer in Bembridge for my home move. Is it possible to review a solicitor's complaints history with the legal regulator?
Members of the public may read published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.