The formalities of my purchase has taken place for my property in Holywell. Conveyancing was satisfactory but I feel I should register my dissatisfaction 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 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 sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being problematic. The Holywell solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
UBS have agreed my mortgage in principle, my bid on a house in Holywell has been accepted, now what?
The property agent will want to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Telephone UBS or your broker and complete any outstanding paperwork. UBS will sellect a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes about a fortnight to get a mortgage offer. UBS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Holywell.
I have been told that property searches are a common cause of delay in Holywell house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Holywell.
I have recentlydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Holywell for a purchase of a freehold house 18 months ago. How can I check that the property is not still registered in the name of the previous owner?
The quickest way to see if the premises is registered to you, 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 Holywell conveyancing specialists.
I opted to have a survey carried out on a property in Holywell before instructing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks tend not issue a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. 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 Holywell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Holywell to see if the conveyancing costs will increase in light of this.
I am a sole trader planning to take over a lease of a shop on the high street. Can you recommend conveyancers offering competitive fees for non-domestic conveyancing in Holywell for less than £1,200?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Holywell, including the sale and acquisition of businesses as well as simply premises. Whether you are intending to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will find you the right lawyer. Regarding the fees these will vary based on the structure and nuances of the deal. Let us have your contact information or phone so as to enable us to provide you with a detailed commercial conveyancing calculation.
I need to instruct a conveyancing practitioner in Holywell for my home move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Anyone may read published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes recorded call for training purposes.