I am in need of a property lawyer. Should I go for for a national conveyancer rather than a high street Chopwell conveyancing lawyer?
Chopwell is a unique place, where local know-how is a significant benefit. The laid-back lifestyle has it’s attractions – but not for your conveyancing. The property lawyers that we work with display well rounded Chopwell knowledge with a proactive, hands-onapproach that helps everything runs smoothly. It is a definite plus that they can make use of good relationships with financial advisers, search providers, valuers and counterpart Chopwell conveyancing firms
I am approaching an exchange on a house in Chopwell and my parents have sent the 10% deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my bank. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I informed the mortgage company about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to hold matters up?
The solicitor is duty bound to clarify with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I am purchasing a end of terrace house in Chopwell. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve checks to determine if these alterations were previously refused?
Your solicitor should check the registered title as conveyancing in Chopwell can on occasion reveal restrictions in the title deeds which restrict categories of works or require the consent of a 3rd party. Many extensions need local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
The formalities of my purchase has taken place for my property in Chopwell. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All lenders 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. 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.
I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Chopwell is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
My partner and I are selling our house in Chopwell and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a national conveyancing practice rather than a conveyancing solicitor in Chopwell. Having lived in Chopwell for 5 years we know of no issue. Should we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to check with 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 sickness)
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Chopwell is where the house is located. Is there any guidance you can give?
Flying freeholds in Chopwell are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chopwell you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chopwell may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are novice buyers - agreed a price, but the property agent has warned us that the vendor will only move forward if we appoint their recommended lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Chopwell
We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Try to communicate with the vendors directly and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you intend to instruct your own,trusted Chopwell conveyancing firm - rather thanthe ones that will earn their estate agent a commission or meet his conveyancing figures set by head office.