I am getting a mortgage offer from Halifax. I would like to use a Licensed Conveyancer in Kempsey. Does the Halifax Conveyancing panel allow for conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
It is 10 years ago since I purchased my house in Kempsey. Conveyancing solicitors have just been retained on the sale but I am unable to find the title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by your mortgage company or they may stored with the solicitor who acted in the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Kempsey relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
Can you point me to a directory of Bank of Ireland panel solicitors in Kempsey on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lenders make their panel listings visible on the web. If you are seeking to appoint a Kempsey solicitor on the Bank of Ireland please make the most of our facility.
I have paid off my mortgage with Principality. I assume I don't need a Kempsey property lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality 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 feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most 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 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.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Kempsey is the location of the property. What do you suggest?
Flying freeholds in Kempsey are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kempsey you must be sure that your lawyer goes through the deeds very carefully. Your bank 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.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Kempsey and how can your lawyers assist?
The 1954 Act provides a safeguard to commercial lessees, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Kempsey
Is it best to choose a Kempsey conveyancing solicitor based in the area that I am buying? An old friend can deal with the legal work but his firm is located over three hundred miles drive away.
The primary upside of using a high street Kempsey conveyancing firm is that you can visit the firm to sign paperwork, present your ID and apply pressure on them if necessary. Having local Kempsey know how is a plus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and they were impressed that must trump using an unfamiliar Kempsey conveyancing lawyer just because they are local.