Just been in touch with my conveyancing lawyer in Bishops Castle who completed the legal work 18 months ago requesting a conveyancing quote based on the same type of house sale & purchase (a leasehold property and a freehold property) of similar values with a loan from Skipton Building Society. It looks as though am now being charged double. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?
The estimate fees are a bit high. If you shop around you may be able to decrease the fees slightly by perhaps a hundred pounds. That being said, assuming were content with the conveyancing the firm offered you couldlive to regret choosing an an unknown lawyer. Remember to enquire that the solicitor can represent Skipton Building Society. Do use our search tool to locate a Bishops Castle conveyancing firm on the Skipton Building Society member panel, which can often include conveyancing solicitors in Bishops Castle.
Please help. My Bishops Castle conveyancer is assuring me that he is legally obliged toapply for Bishops Castle conveyancing searches stemming from the fact thatthe firm are on the Santanderapproved lawyer panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Bishops Castle conveyancing searches.
Is there a reason why leasehold purchase conveyancing in Bishops Castle costs more?
The conveyancing costs for a leasehold property in Bishops Castle is frequently greater than on a freehold residence. This is due to the extra time required in dealing with the freeholder and managing agents to collate the information concerning whether the rent and maintenance charges have been discharged and whether there are any significant expenditure in the near future on repairs or maintenance of the block.
My husband and I have arranged a further advance on our mortgage from Nationwide as we wish to carry out renovations to our house in Bishops Castle. Are we obliged to select a local Bishops Castle solicitor on the Nationwide conveyancing panel to deal with the paperwork?
Nationwide don't usually appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
Completion of my remortgage has taken place for my property in Bishops Castle. Conveyancing was a necessary evil but I would like to complain 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 Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel 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.
Intending to buy a apartment in Bishops Castle. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bishops Castle property lawyer is on the Kent Reliance conveyancing panel.
The deeds to my home are lost. The lawyers who dealt with the conveyancing in Bishops Castle 5 years ago have long since closed. What do I do?
Assuming the title is registered the information relating to your proprietorship will be recorded by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, identify your property and obtain up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.
My mother completed her conveyancing in Bishops Castle in 2005. She has been married, widowed and has recently married again. She now wants to dispose of the Bishops Castle property. I think she will simply be requested to supply copies of the marriage certificates to the conveyancer however she is worried it will delay the sale of the property. Should she appoint a conveyancing practitioner to update the land title documents for the house?
It is not absolutely necessary to bring up to date the register providing you have the proof required to demonstrate how the name change has come about.
Any buyer’s conveyancing practitioner will review the title entries and request evidence to prove the name change e.g. marriage certificates.