I am hoping to receive a mortgage offer from Santander. I would like to retain the legal services of a Licensed Conveyancer in Kempsey. Does the Santander Conveyancing panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is is a decade since I acquired my home in Kempsey. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate the deeds. Will this cause complications?
You need not be too concerned. First the deeds may be retained by the lender or they could be in the possession of the solicitor who oversaw the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Kempsey relates to registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
Is there a list of TSB panel solicitors in Kempsey on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of banks make their panel listings available online. If you are looking for a Kempsey conveyancer on the TSB please make the most of our tool.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Kempsey property lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Kempsey. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call 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 very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Kempsey is the location of the property. What do you suggest?
Flying freeholds in Kempsey are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kempsey you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kempsey may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How can the Landlord & Tenant Act 1954 affect my business premises in Kempsey and how can your lawyers assist?
The particular law that you refer to affords security of tenure to business leaseholders, granting the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Kempsey
Should I instruct a Kempsey conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can execute the legal formalities however her office is a couple of hundredkilometers away.
The primary upside of using a high street Kempsey conveyancing firm is that you can attend the office to sign paperwork, present your ID and pester them if necessary. Having local Kempsey know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that must trump using an unfamiliar Kempsey conveyancing lawyer just because they are Kempsey based.