Are the BSA intent on creating a searchable register to list solicitors on the Darlington Building Society conveyancing panel for example in Chapeltown?
Lexsure has not been advised of any intention on the part of the BSA to develop such a register.
Is it the case that all Chapeltown solicitor firms on the Nottingham conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Nottingham conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
Completion of my purchase has taken place for my property in Chapeltown. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
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 Department at head office. In most cases 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 who will take matters further.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Chapeltown bank branch on numerous occasions and was told they are content with the situation and they will lend. My Chapeltown conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
As long as the conveyancing practitioner is on the bank approved list, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I own a terraced Edwardian property in Chapeltown. Conveyancing lawyer acted for me and Virgin Money. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Chapeltown and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing practitioner who conducted the purchase.
I am purchasing a new build house in Chapeltown with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not reveal to my lawyer about the deal as it may put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey carried out on a property in Chapeltown before retaining lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend refuse to give a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Chapeltown. Conveyancing will be smoother if you use a solicitor in Chapeltown especially if they are familiar with such properties in Chapeltown.
In sourcing the world wide web for the term conveyancing in Chapeltown it shows results of many solicitorsin the area. With so much choice what is the best way to find the suitable conveyancer for purchase transaction?
The ideal way of finding the right conveyancer is via personal recommendation, so ask colleagues and those you trust who have acquired a property in Chapeltown or the local estate agent or mortgage broker. Fees for conveyancing in Chapeltown differ, so it's a good idea to obtain at least three estimates from varying types of property lawyers. Make sure that you clarify that the charges are guaranteed not to rise.