I am thinking of mortgaging my house in Gerrards Cross and Chalfont, does my lawyer have to be on the Santander Solicitor panel?
In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We have a mortgage agreed in principle with Kent Reliance. Gerrards Cross and Chalfont conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
There is no definitive answer here. Have Kent Reliance conducted the valuation? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Clydesdale. I assume I don't need a Gerrards Cross and Chalfont property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Gerrards Cross and Chalfont. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
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 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 with full details of your complaint.
I have todaydiscovered that Action Conveyancing have closed. They carried out my conveyancing in Gerrards Cross and Chalfont for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The quickest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gerrards Cross and Chalfont conveyancing specialists.
I'm buying my first flat in Gerrards Cross and Chalfont with a loan from Yorkshire Building Society. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my solicitor about the extras as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey done on a property in Gerrards Cross and Chalfont ahead of retaining lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will not grant a mortgage on this type of property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Gerrards Cross and Chalfont. Conveyancing will be smoother if you use a solicitor in Gerrards Cross and Chalfont especially if they are acquainted with such properties in Gerrards Cross and Chalfont.
Should I go with a Gerrards Cross and Chalfont conveyancing lawyer based in the vicinity that I am buying? We have a good friend who can conduct the conveyancing but his firm is located a couple of hundredkilometers drive away.
The benefit of a local Gerrards Cross and Chalfont conveyancing practice is that you can pop in to execute documents, hand in your ID and apply pressure on them where appropriate. Having local Gerrards Cross and Chalfont know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and the majority were happy that should trump using an unfamiliar Gerrards Cross and Chalfont conveyancing lawyer just because they are round the corner.