Are all Bowes Park Conveyancing Quality Solicitors on the Santander conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
My husband and I have organised the release of further funds on our mortgage from Coventry BS as we want to conduct alterations to our house in Bowes Park. Do we need to choose a high street Bowes Park solicitor on the Coventry BS conveyancing panel to deal with the paperwork?
Coventry BS don't usually appoint 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 Coventry BS panel.
The formalities of my purchase has taken place for my property in Bowes Park. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team 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.
What will a local search tell me regarding the house I am purchasing in Bowes Park?
Bowes Park conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance PSG The local search is essential in every Bowes Park conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
The deeds to our home are lost. The conveyancers who conducted the conveyancing in Bowes Park 4 years ago are no longer around. What are my next steps?
Assuming the title is registered the information relating to your ownership will be held by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, identify your property and secure current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
I opted to have a survey completed on a house in Bowes Park prior to instructing lawyers. I have been told that there is a flying freehold element to the property. My surveyor advised that some banks will not issue a mortgage on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bowes Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bowes Park to see if the conveyancing will be more expensive.
My father has urged me to appoint his conveyancing solicitors in Bowes Park. Should I use them?
Much as we are happy to recommend a Bowes Park conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to have guidance from friends or family who have experience in using the conveyancer you're are thinking of instructing.
I am buying a maisonette mortgage free. My conveyancer has been handed with 2 distinct forms of photo identification, bank statement, endless utility bills. Now he wants a copy from a probate lawyer advising that the funds are in place and that it has come from inheritance and not via illegitimate means.
In today’s world you will not be able to complete any Bowes Park conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering laws.