My husband and I are hoping to buy a 3 bedroom flat in Blakelaw with a homeloan from Lloyds TSB Bank.We have a Blakelaw conveyancing solicitor but Lloyds TSB Bank advised that his firm is not listed on their "panel". We have to appoint a Lloyds TSB Bank panel solicitor or retain our high street solicitor and pay for a Lloyds TSB Bank panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you contains terms and conditions, one of which will be that conveyancers will be on the Lloyds TSB Bank approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Lloyds TSB Bank
We are due to move home in June. Should my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Blakelaw. Conveyancing solicitor was chosen prior to coming across your website.
On the day of completion you will need to pick up the house keys from the selling agent however this should only take place after the vendors lawyers advise the agent that they have the completion monies and the keys can be passed over. After that you can inform the removal company that you are ready to move in. We are not in a position to suggest a particular removal company but can assist you in choosing a conveyancing in Blakelaw or a solicitor that specialises in conveyancing in Blakelaw.
When it comes to lenders such as HSBC, do Blakelaw solicitors face an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Completion of my purchase has taken place for my property in Blakelaw. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department 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.
We are close to exchanging contracts on the sale of our home in Blakelaw and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Blakelaw conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Blakelaw. We have lived in Blakelaw for 5 years we know that this is a non issue. Do we contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
It has been three months following my purchase conveyancing in Blakelaw concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. 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.
Should I be concerned about 3rd parties that I am dealing with are suggesting a factory type conveyancing firm as opposed to a High Street Blakelaw conveyancing company?
As is the case with lots of professional services, often referrals from family and friends can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing deal; estate agents, mortgage brokers and lenders might all put forward lawyers to use. On occasion these conveyancers might be known to one of the organisations as experts in their field, but sometimes there might be a financial incentive behind the recommendation. You are free to select your own conveyancer. Don't forget that most mortgage providers specify a panel list of conveyancers you have to use for the mortgage aspect of your home move.
My parents are unable to locate their Blakelaw land registry title on the website. They recall that sixty years ago when they bought the property there were complications with the address not being recognised in some systems.
Almost all premises in Blakelaw should be revealed. Have you attempted a search with just the postcode. Ordinarily it should mention all the residences within that postcode. Assuming the property is registered it will show up with a title number. Where they bought back in the 60’s it's conceivable it may be not yet registered. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title documentation which may be with your parent’s mortgage company.