My husband and I are planning to purchase a 3 bedroom apartment in Cookham with a mortgage. We like our Cookham lawyer, but the mortgage company says she’s not on their "panel". We have to appoint one of the lender panel solicitors or retain our Cookham conveyancing practitioner as well as pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to require that the mortgage company use our Cookham conveyancer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Cookham conveyancing lawyer to apply to be on the conveyancing panel.
My conveyancer has identified a a problem with the lease for the property we are buying in Cookham. The seller’s lawyers have suggested title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that he must check that the mortgage company is willing to move forward with this solution. Are we the client or is the mortgage company ?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the lender are the client. These conveyancing instructions have to be complied with.
I am selling my house in Cookham. Will the property lawyer have to be on the Yorkshire BS conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
My stepmother advised me that in purchasing a property in Cookham there may be various restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Cookham which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Cookham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we tell if a Cookham conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Cookham seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.
Completion of my remortgage has taken place for my property in Cookham. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I completed on my apartment on 10 April and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Cookham advises it will be recorded in less than a month. Are titles in Cookham particularly slow to register?
There is nothing unique about conveyancing in Cookham registration formalities. Rather than based on location, timeframes can differ subject to who lodges the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. As of today approximately three quarters of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration takes place after the buyer is living at the premises therefore 'speed' is not typically top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
I am looking for a conveyancing practitioner in Cookham for my sale. Is there any facility to check a firm’s complaints history with the profession’s regulator?
One may find presented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA could recorded call for training purposes.