My fiance and I are hoping to acquire a property in Milton and are in fact using a Milton conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Aldermore have this evening contacted us to advise us that they have now hit a problem as our Milton conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Milton solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
Would the conveyancing solicitors via your comparison service execute attended exchange conveyancing in Milton?
We do have a number of conveyancing experts who can conduct personalised exchanges. You should e-mail us to get a costs illustration and details as to dates.
We were going to get a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Milton solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Milton solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I am currently in the process of buying my council flat in Milton. I have a mortgage agreed with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
The formalities of my purchase has taken place for my property in Milton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call 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 effectively and efficiently. If you feel 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 am downsizing from our home in Milton and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Milton lawyer would know this is not the case. For the life of me I don't know why the purchasers are using an internet conveyancing practice as opposed to a conveyancing solicitor in Milton. Having lived in Milton for 4 years we know of no issue. Do we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with 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 life insurance to cover that same sickness)
Have completed on a a semi-detached house in Milton , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Milton conveyancing solicitor has been painfully slow, so I want to check that my ownership is registered.
There is nothing unique about conveyancing in Milton registration formalities. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry need to notify any third persons or bodies. As of today roughly 80% of such applications are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the new owner has moved in to the premises therefore 'speed' is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
I have been on the look out for a flat up to £235,500 and found one near me in Milton I like with amenity areas and railway links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Milton suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.