I am progressing with the sale of my apartment in Hungerford and the EA has just e-mailed to warn that the purchasers are appointing a new property lawyer. The reason given is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a big named mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Hungerford ?
Banks have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Banks justify this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
Can the conveyancing solicitors listed on your site handle auction conveyancing in Hungerford?
There are a number of niche lawyers we can put you in touch with those specialising in auction conveyancing. Hungerford is just one of hundreds of locations where our lawyers are based.
We are planning to move home in January. Will my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you suggest a removal company in Hungerford. Conveyancing solicitor was chosen before I stumbled across your page.
On the afternoon of completion you will need to collect the keys from the estate agent but this can only take place once the previous owners solicitors advise the agent that the monies to complete are in and the keys can be given over. After that you should advise the removal company that you are ready to move in. We are not in a position to recommend a particular removal organisation but can help you find a conveyancing in Hungerford or a solicitor that specialises in conveyancing in Hungerford.
I have decided to exercise my right to buy my property in Hungerford off the council. I have a mortgage agreed with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
Completion of my remortgage has taken place for my property in Hungerford. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases 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 who will take matters further.
five months have gone by following my purchase conveyancing in Hungerford concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I was recommended by two or three local property agents in Hungerford to choose a conveyancer using your seach tool. Is there a financial upside for Estate Agents to market your site rather than a competitor’s?
We refuse to make any commission for directing people our way. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Completion is due on the disposal of our £275,000 flat in Hungerford on Monday in a week. The freeholder has quoted £408 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Hungerford?
For the majority of leasehold sales in Hungerford conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-contract questions
Where consent is required before sale in Hungerford
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Hungerford Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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Who takes charge for maintaining and repairing the building? Is the freehold reversion owned collectively by the leaseholders? The prefered form of lease structure is if the freehold title is in the ownership of the leaseholders. In this scenario the lessees have control and although a managing agent is often retained if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves.