We are purchasing a 3 bedroom flat in Marchington with a mortgage. We would like to retain our Marchington solicitor, however the bank advise she’s not on their "panel". It appears that we have little option but to appoint one of the mortgage company panel conveyancing practices or keep our Marchington solicitor as well as pay for one of their panel lawyers to represent them. This feels very unfair; are we not able to insist that the lender use our Marchington lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Marchington conveyancing lawyer to apply to be on the conveyancing panel.
Having invested time reviewing online forums for a conveyancing solicitor in Marchington, most advise that I should use a CQS kitemarked solicitor. Can you explain what CQS is?
Marchington Conveyancing Quality Scheme law firms have achieved certification under the Law Society's Scheme (CQS) The Law Society established CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS enables buyers and sellers to identify solicitor firms who provide a quality residential conveyancing. Marchington is one of locations in England and Wales in which accredited firms have offices. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Marchington. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Marchington?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s lawyers, and once they have received this, you should be invited to pick up the keys from the property Agents and move into your new home. Usually this happens early afternoon.
I have paid off my mortgage with Skipton. I assume I don't need a Marchington conveyancer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Marchington. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most lenders 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 effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Just acquired a detached house in Marchington , how long will it take for the Land Registry to register my proprietorship? My Marchington conveyancing solicitor has been painfully slow, so I want to be sure the registration formalities are addressed.
As far as conveyancing in Marchington registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. As of today in the region of 80% of such applications are completed in less than three weeks but some can be subject to extensive delays. Historically registration takes place after the purchaser is living at the property therefore 'speed' is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
I am looking for a ground for flat up to £195,000 and identified one near me in Marchington I like with amenity areas and railway links nearby, however it's only got 49 years on the lease. There is not much else in Marchington suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Is there a distinction between surveying and conveyancing in Marchington?
Conveyancing - in Marchington or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you find out about the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the seller to fix the defects prior to you move in.