Is the fact that my solicitor in Chaddesley Corbett is not listed on my lender's conveyancing panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 simply call the Chaddesley Corbett conveyancing firm and enquire why they are no longer on the approved list for your lender.
I am purchasing a new build flat in Chaddesley Corbett and my solicitor is advising me that she is duty bound to the lender to disclose incentives from the seller. I am under pressure to exchange contracts and I would rather not delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My father pointed out to me me that in purchasing a property in Chaddesley Corbett there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of a number of properties in Chaddesley Corbett which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Chaddesley Corbett should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Chaddesley Corbett solicitor on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Chaddesley Corbett. 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 Services Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Chaddesley Corbett for a purchase of a leasehold flat 9 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Chaddesley Corbett conveyancing specialists.
I decided to have a survey carried out on a property in Chaddesley Corbett in advance of appointing solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend refuse to give a mortgage on such a home.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Chaddesley Corbett. Conveyancing will be smoother if you use a solicitor in Chaddesley Corbett especially if they regularly deal with such properties in Chaddesley Corbett.
I need to retain a conveyancing solicitor for freehold conveyancing in Chaddesley Corbett. I have chance upon a web site which looks to be the perfect answer If there is a chance to get all formalities completed via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?