Our solicitor has uncovered a a legal deficiency with the lease for the flat we are buying in Delabole. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer says that he must check that the bank is content with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
We note that you have a search directory listing law firms on the UBS conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Delabole?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Delabole.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Delabole. Do I collect the keys to the house on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Delabole?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s lawyers, and once they have received this, you should be invited to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
I have decided to exercise my right to buy my property in Delabole off the council. I have a mortgage offer with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
The formalities of my remortgage has taken place for my property in Delabole. 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 port of call 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 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.
How does conveyancing in Delabole differ for newly converted properties?
Most buyers of new build property in Delabole contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Delabole typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Delabole or who has acted in the same development.
I'm refinancing my existing house to a BTL mortgage with TSB and intend to use the remaining equity as a deposit on further house. The location we are talking about is Delabole. Will your conveyancers be able to act for both sets of banks and tie in the two deals?
Do use our search tool on this page to be sure that the solicitors are on the appropriate lender panels. Having checked that they are your solicitor will be able to tie up the two deals but you should talk with you solicitor and make clear your desired outcome and needs.
In my capacity as executor for the estate of my grandmother I am disposing of a property in Swansea but reside in Delabole. My lawyer (based 235 kilometers awayneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Delabole to witness this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Delabole based