The Camden conveyancing firm that I appointed last week on my house acquisition in Camden have without warning shut down. I chose them because I had to have a firm on the RBS conveyancing panel and my previous Camden lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Is it the case that all Camden CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?
A selection of lenders now make use of the accreditation scheme as the starting point for Panel approval 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 solicitors wishing to join their approved list of conveyancing solicitors.
The formalities of my remortgage has taken place for my property in Camden. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My offer on a house in Camden has been accepted, but there is a chain. The vendors have offered on a flat, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Camden. What do I do now? When do I get the mortgage application with Aldermore going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then valuation, Camden conveyancing search costs, etc). First, you must ensure that your property lawyer is on the Aldermore conveyancing panel. Concerning the subsequent steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a rising market many home buyers will apply for the mortgage with Aldermore and arrange for the valuation and only if it comes back ok would they request their property lawyer to proceed with the conveyancing in Camden.
Due to the encouragement of my in-laws I had a survey completed on a house in Camden prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some banks may not give a mortgage on such a property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call 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 Camden. Conveyancing will be smoother if you use a solicitor in Camden especially if they regularly deal with such properties in Camden.
I'm remortgaging my existing property to a buy to let loan with HSBC Bank and I will use the ballance of the raised equity as a down payment on another house. The neighborhood we are talking about is Camden. Will your solicitors be able to act for the two lenders and tie in the conveyances?
Do use our comparison tool on this site to check that the conveyancers are on the appropriate lender panels. On the basis that they are your solicitor will be able to connect the two conveyancing matters but you should talk with you solicitor and make apparent your expectations and requirements.
I am looking for a conveyancing solicitor in Camden for my house move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
Anyone may search for published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could monitor call for training requirements.
My mother completed her conveyancing in Camden in 2006. She has been married, widowed and has recently remarried. She wishes to sell the property in a few months. I suspect that she will just be requested to provide a copy of the marriage certificates to the property lawyer however she is worried it will frustrate the house move. Is it worth updating the land title documents for the house?
You are not required to update the register on the basis that you have the evidence required to demonstrate how the change of name resulted.
Any buyer’s solicitor should review the title details and require evidence to prove the name change e.g. marriage certificates.