I can't travel far from Langford. Please spell out why all Langford conveyancing practitioners are not on all mortgage company panels?
A decade ago most lenders exhibited an approach to risk which is different from today. The FSA in 2010 carried out a thematic review into mortgage fraud which concluded: know the lawyers on your panel. Consequently, mortgage companies have subsequently soughtmore data from law firms regarding their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Many law practices have been excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the lenders required.
Are you able to vouch for a Nationwide Building Society approved Langford conveyancing lawyer that can complete within a short deadline? Would it be better to use a high street Langford practice or a national comparison site?
We would be happy to suggest some excellent Langford conveyancing firms. Another option is to visit the high street in Langford. Go in to a couple of firms and ask to see a conveyancing solicitor for a quote. Mention your time frames together with the reasons and get a commitment on speed. Select the one that you trust.
We have agreed to purchase a house in Langford. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Nottingham your lawyer must follow the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Nottingham where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not limited to Langford.
My partner and I are in the throws of looking at houses in Langford and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with TSB.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
The formalities of my purchase has taken place for my property in Langford. 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 lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
My wife and I own a terraced Georgian property in Langford. Conveyancing solicitor represented me and HSBC Bank. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching property. Is it worth asking HSBC Bank to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Langford and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing lawyer who conducted the purchase.
My business partner and I are looking to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no fees for non-domestic conveyancing in Langford for less than £1,200?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Langford, including the sale and purchase of businesses as well as simply premises. If you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right firm. As for the costs these will vary based on the structure and complexity of the deal. Please provide us with your contact information or email so as to enable us to supply you with a fixed commercial conveyancing calculation.
My partner has recommend that I appoint his lawyers for conveyancing in Langford. Should I use them?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to have recommendations from friends or family who have actually experience in using the solicitor you're contemplating using.