What happens if my lawyer’s firm is removed from the UBS Conveyancing panel ahead of completing my conveyancing in Moor Park?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Is there a list of UBS panel solicitors in Moor Park on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings available on the web. If you are looking for a Moor Park conveyancer on the UBS please use our facility.
My wife and I are in the process of looking at flats in Moor Park and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I intend to finance via a mortgage with Coventry BS.
It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are taking out a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
The formalities of my remortgage has taken place for my property in Moor Park. 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 banks and building societies 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 sorted out 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.
Do commercial conveyancing searches disclose proposed roadworks that may affect a commercial site in Moor Park?
Its becoming the norm that commercial conveyancing solicitors in Moor Park will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Moor Park. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Moor Park.
For every commercial conveyancing transaction in Moor Park it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Moor Park commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Moor Park.
How does conveyancing in Moor Park differ for new build properties?
Most buyers of new build premises in Moor Park approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Moor Park usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Moor Park or who has acted in the same development.
I have been pointed in your direction by two or three local selling agents in Moor Park to get a quote from a conveyancer using your seach tool. Is there a financial incentive for Estate Agents to offer your site rather than a competitor’s?
We don’t give any commission for directing people our way. We found it would be just too difficult to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am using a search engine for the words cheap conveyancing in Moor Park it reveals numerous conveyancerslocally. How do I determine which is the suitable conveyancer for me?
The best way of finding a suitable conveyancer is via trusted referral, so ask colleagues and family who have purchased a property in Moor Park or a reputable estate agent or financial adviser. Fees for conveyancing in Moor Park differ, so it's a good idea to secure a minimum of three estimates from varying types of companies. Dont forget to clarify what costs in the quote includes.