Am I correct in assuming that the fact that my conveyancer in Burbage is not on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Burbage conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Would the conveyancing lawyers via your comparison service carry out attended exchange conveyancing in Burbage?
We do have a number of conveyancing specialists who can conduct 24hr exchanges. Do e-mail us to secure a fee calculation and details as to dates.
We're in Burbage, First timers purchasing with a mortgage (lender is Virgin Money , and our lawyer is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Burbage conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Burbage. Conveyancing was of an acceptable standard 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 Services Team at head office. Ordinarily complaints to a lender are sorted out 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 with full details of your complaint.
RBS have agreed my mortgage in principle, my bid on a apartment in Burbage has been accepted, what happens next?
The property agent will want to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Telephone RBS or your broker and complete any outstanding forms. RBS will instruct a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. RBS will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Burbage.
We are selling our property in Burbage and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing outfit rather than a conveyancing solicitor in Burbage. We have lived in Burbage for six years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You should enquire of 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 health insurance to cover that same illness)
I'm refinancing my primary house to a BTL loan with Barclays and I will use the rest of the raised equity as a down payment on further house. The area we are talking about is Burbage. Will your conveyancers be able to act for both sets of mortgage companies and tie in the conveyances?
Make use of our search tool on this page to be sure that the lawyers are on the appropriate lender panels. Having checked that they are the lawyer should be able to tie up the two conveyancing matters but you should talk with you conveyancer and communicate your desired outcome and requirements.