I require conveyancing for a flat in a relatively new development (seven years old) in Crook Log. 95% of the flats have already been occupied. Do I need carry out the local searches for my conveyancing in Crook Log?
You are putting yourself at risk in failing carrying out Crook Log conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. If timings and price are primary issues you should consider with your solicitor about the viability of search insurance
It is a dozen years since I acquired my home in Crook Log. Conveyancing solicitors have now been instructed on the sale but I can't locate the title documents. Will this cause complications?
Don’t worry too much. Firstly the deeds may be retained by your mortgage company or they could stored with the solicitor who acted in your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Crook Log involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
My lawyer in Crook Log is not on the Bank of Scotland Conveyancing Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the Bank of Scotland panel?
Your options are as follows:
- Complete the purchase with your preferred Crook Log lawyers but Bank of Scotland will need to instruct a lawyer on their panel. This will result in additional overall legal fees as well as cause frustration.
- Choose a new solicitor to act in the conveyancing, remembering to check they are on the Bank of Scotland panel
My wife and I are purchasing a house in Crook Log. It might be a silly question but how we can trust a solicitor? On the day of competition we have to put our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
If you had a top tip for choosing a conveyancing solicitor in Crook Log what would it be?
We would encourage you not to base your choice on the lowest Crook Log conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Completion of my purchase has taken place for my property in Crook Log. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have been told that property searches are a common reason for stalling in Crook Log conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Crook Log.
I am just shy of a 10% deposit on my flat purchase in Crook Log , but I am anxious exchange. What can I do?
You can accept a lower deposit. Most sellers will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second