Willusing a Looe conveyancing practitioner make the home moving process easier?
In the main conveyancing solicitors in your location will have excellent connections with your local authority, which could assist with the Looe conveyancing searches that your conveyancer will require on your transaction. It can only be a plus if they have strong rapport with the Land Registry in your area Looe, other conveyancers in the neighbourhood and Looe Estate Agents.
Due to move into my new home in Looe next Monday. My solicitor now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What risks does the bank expect the insurance to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not unique to conveyancing in Looe.
I had a mortgage agreed in principle with Nationwide. Looe conveyancing practitioners have been appointed. How long does it take for Nationwide to issue the offer to the lawyer?
There is no definitive answer here. Have Nationwide completed the survey? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with HSBC. I assume I don't need a Looe conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Looe. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most lenders 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 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 who will take matters further.
We are close to exchanging contracts on the sale of our house in Looe and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Looe conveyancer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Looe. We have lived in Looe for three years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
My husband and I are new to the buying process - had an offer accepted, yet the selling agent advised that the vendor will only move forward if we appoint their chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Looe
It is unlikely the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to use your preferred Looe conveyancing solicitors - not the ones that will give their estate agent a introducer fee or hit his conveyancing thresholds set by head office.
I am an executor of my recently deceased mum’s Will, with a house in Looe which will be marketed. The bungalow has never been registered at HMLR and I'm told that some estate agents will insist that it is completed before they will move forward. What's the mechanism for this?
In the circumstances that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.