My financial adviser has requested my Caerwent lawyer’ panel reference for the Santander conveyancing panel. How do I obtain this. I have e-mailed my local Caerwent office but they don't know it.
Have you tried contacting your Caerwent lawyer about this?. They should have a central record lender panel numbers.
We're in Caerwent, First timers buying with a mortgage (lender is HSBC , and our solicitor is on the HSBC conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer 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.
My conveyancer has informed me that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Caerwent?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
We have agreed to purchase a house in Caerwent. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Barclays your lawyer must check the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to Caerwent.
Completion of my purchase has taken place for my property in Caerwent. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My wife and I are close to exchanging contracts on the sale of our home in Caerwent and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Caerwent conveyancer would know that there is no such problem. It does beg the question why the purchasers used an internet conveyancing firm as opposed to a conveyancing solicitor in Caerwent. We have lived in Caerwent for 4 years we know of no issue. Do we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor already. What do they say? You need to 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 ailment)
Is it best to go with a Caerwent conveyancing solicitor based in the area that I am buying? An old friend can conduct the legal formalities however her office is approximately 350miles away.
The benefit of a local Caerwent conveyancing firm is that you can drop in to execute documents, present your ID and apply pressure on them if necessary. They will also have local insight which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were content that must outweigh using an unfamiliar Caerwent conveyancing lawyer just because they are round the corner.
Should one remove a departed person's details from the title register for a property in Caerwent?
Where a Caerwent property is co-owned and one of the proprietors dies, their name will not immediately be removed from the title deeds. You are not required to amend the title as in the event of a sale your lawyer would just need to evidence why the co proprietor is not a party to the conveyance, normally this is in the form of a grant of probate.
With a view to making things more straight forward for the sale of the property you can arrange to have the deceased person erased from the title by applying to the land registry with evidence of the death. There is no land registry fee payable.