I am obtaining a offer of a home loan from Halifax. I intend to retain the legal services of a Licensed Conveyancer in Brundall. Does the Halifax Conveyancing panel exclude Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
It is a dozen years since I purchased my home in Brundall. Conveyancing lawyers have just been instructed on the sale but I can't find my title deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be with your lender or they may be in the possession of the solicitor who handled the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Brundall relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
is it true that all Brundall solicitor firms on the Coventry BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Coventry BS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
Completion of my purchase has taken place for my property in Brundall. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I can not fathom if my mortgage offer requires a lease extension. I have called my Brundall bank branch on numerous occasions and was told it wasn't an issue and they will lend. My Brundall conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?
Provided that the conveyancing practitioner is on the bank panel, she or he must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I need some quick conveyancing in Brundall as I am under pressure to complete inside one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?
As you are not taking a mortgage you have the choice not to have searches conducted although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Brundall the following are instances of issues that can show up and therefore impact the marketability of the property: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who dealt with the conveyancing in Brundall 5 years ago have long since closed. What do I do?
Gone are the days when you need to have the physical official documentation to establish that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
In my capacity as executor for the estate of my grandmother I am selling a residence in Newport but live in Brundall. My lawyer (approximately 235 miles from merequires that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Brundall to attest this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Brundall