I am in the throes of porting my current residential mortgage to a BTL Norwich and Peterborough Building Society mortgage. The bank has said that I need a lawyer for this. I spoke to my former Foots Cray conveyancing firm who dealt with the legals when I initially bought the premises. The quote issued of just over five hundred pounds has taken me by surprise as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate does seem a tad overpriced. If you you were to look around you may be able to get the conveyancing a bit cheaper by as much as a hundred pounds. On the other hand, if you were content with the service the firm offered you maylive to rue opting for an a cheaper conveyancer. Remember to be sure the solicitor can act for Norwich and Peterborough Building Society. You can employ our search tool to choose a Foots Cray conveyancing firm on the Norwich and Peterborough Building Society approved list of lawyers, which can often include conveyancing solicitors in Foots Cray.
Why do I have to pay up front when it comes to conveyancing in Foots Cray?
If you are buying a property in Foots Cray your lawyer will request that you to provide them with monies to cover the the cost of the conveyancing searches. Generally this is called for to cover the fees of the conveyancing searches. If any down payment is payable against the purchase price then this will be needed shortly prior to contracts are exchanged. Any further balance that is due will be payable a couple of days prior to the completion date.
I have decided to exercise my right to buy my property in Foots Cray off the council. I have a mortgage agreed 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 Foots Cray. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make 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 Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. 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 can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Foots Cray bank branch on various occasions and was told it wasn't a problem and they will lend. My Foots Cray conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The lawyer has to comply with the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 remaining.
I used Stirling Law several years ago for my conveyancing in Foots Cray. Now, I need my files but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Foots Cray of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What tools are available to identify a Foots Cray solicitor on the Accord Mortgages Ltd conveyancing panel? I have wheels and am prepared to travel upto 10miles to meet the lawyer.
Feel free to make use of the tool on this website. Please choose the mortgage company and your location and you will see a number of Foots Cray conveyancing lawyers based on proximity. We have listed some Foots Cray conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the Accord Mortgages Ltd approved list
My step-son is about to join the property ladder, he had his mortgage in principle. When the seller agreed the offer on the house we telephoned the mortgage institution to issue the formal offer. We were very surprised to learn that mortgage lenders do not accept all conveyancing practitioner, they must be on their panel, is this right?
Banks tend to restrict either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Foots Cray conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.