When does exchange of contracts occur in purchase conveyancing in Launceston and do I need to be at the solicitors branch?
Where you are near to our conveyancing solicitors in Launceston you are welcome to come in to sign contracts. However, the firms we work with offer a countrywide conveyancing service and give as equally comprehensive and professional a job for you when communicating with you digitally. The signing of the contract is not when everything is set in stone. A signed contract is necessary for the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Launceston)to be in the office available at the end of the phone to exchange contracts.
I am buying a semi-detached house in Launceston. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Launceston you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Launceston.
The formalities of my remortgage has taken place for my property in Launceston. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. 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 recently had an offer accepted on an apartment in Launceston. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £175. A couple of days later, the property lawyer called me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase apartment in Launceston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Launceston conveyancer is on the Lloyds conveyancing panel.
I am purchasing a property and the lawyer has raised the issue of Chancel Repair for which the property may be obligated to contribute to given it’s proximity to the area of such a church. He has recommended insurance. Is this strictly required for conveyancing in Launceston
Unless a previous acquisition of the house completed after 12 October 2013 you can take it that conveyancing practitioners carrying out conveyancing in Launceston to continue to recommend a chancel search and or insurance against a claim.
I used Stirling Law a few years ago for my conveyancing in Launceston. I now require my papers however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Launceston of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Launceston and how can you help?
The particular law that you refer to provides security of tenure to business leaseholders, granting the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Launceston is one of our numerous areas of the UK in which the firms we work with have offices