I have just been advised by my mortgage broker that my Kempsey property lawyer is not on the lender Solicitor panel. How can I be sure whether this is correct?
The best course of action for you to take is to contact your Kempsey conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Kempsey conveyancing practice that is on the conveyancing panel for your mortgage company.
My husband and I are refinancing our apartment in Kempsey with TSB. We have a son 18 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this form unique to the TSB conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to TSB. This is solely used to protect TSB if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of TSB had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
The Kempsey conveyancing lawyers that just started acting on my house acquisition in Kempsey have without warning shut down. They were on acting for me because I needed a lawyer on the Barclays conveyancing panel and my family Kempsey lawyer was not. I wrote them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
My wife and I purchasing a 3 bedroom semi in Kempsey. The intention is to an extension at the rear at the property.Will the conveyancing process involve checks to determine if these alterations are allowed?
Your conveyancer will check the deeds as conveyancing in Kempsey can occasionally identify restrictions in the title documents which prohibit categories of works or necessitated the permission of another owner. Some works call for local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
Two weeks ago we had a mortgage agreed in principle with Skipton. Kempsey conveyancing lawyers have been appointed. What is the average time that one could expect to receive a mortgage offer from Skipton?
There is no definitive answer here. Have Skipton done the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my purchase has taken place for my property in Kempsey. Conveyancing was of an acceptable standard but I would like to complain 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 port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that 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'm refinancing my current property to a buy to let loan with Halifax and I will use the ballance of the raised equity towards further house. The area we are talking about is Kempsey. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?
Make use of our search tool on this page to ensure that the solicitors are on the relevant lender panels. On the basis that they are your solicitor will be able to simultaneously deal with the two transactions but you should have a chat with you solicitor and make apparent your desired outcome and requirements.
Is it best to instruct a Kempsey conveyancing practitioner based in the area that I am buying? I have an old university friend who can deal with the conveyancing but his firm is located 400kilometers drive away.
The primary upside of using a high street Kempsey conveyancing practice is that you can visit the firm to sign paperwork, deliver your ID and pester them if necessary. Having local Kempsey know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and they were impressed that must trump using an unfamiliar Kempsey conveyancing lawyer just because they are round the corner.