Me and my partner are about to complete on the purchase of a house in Needham Market but as a result of damage from some water damage at the property I have managed to agree reparation from the owner in the sum of £2k taking the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process yet Bank of Ireland are not allowing this. Why were they notified?
The lawyer that is on the Bank of Ireland conveyancing panel is required to advise Bank of Ireland of any variations to the sale price. If you prohibit your solicitor to disclose the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new lawyer for your conveyancing in Needham Market.
It is is a decade since I bought my home in Needham Market. Conveyancing lawyers have just been instructed on the sale but I can't locate the title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by the lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Needham Market involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
We just had an offer accepted to purchase with Loughborough BS. We have called around locally but am struggling to find a Needham Market conveyancing firm on the Loughborough BS panel. Can you assist?
You should take advantage of the search tool on this site. Please choose the lender and type Needham Market or your location and you will discover a number of lawyer based in Needham Market or nearest you.
My fiancee and I are in the throws of viewing houses in Needham Market and I am now considering a potential offer. Should I already have a lawyer in place at this point? I am planning to take a home loan with Nottingham.
It would be advisable to start 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 forward their details on to the selling agent. Given that you are seeking a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
The formalities of my remortgage has taken place for my property in Needham Market. Conveyancing was of an acceptable standard but I would like to complain 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 Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
After what seems like an age I have had an offer on a maisonette in Needham Market agreed to, but there is a chain. The vendors have put an offer on somewhere, however it’s not yet tied up, and have viewings of other flats booked. I have instructed a local conveyancing solicitor in Needham Market. What do I do now? At what point should I apply for the mortgage with Skipton?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Needham Market conveyancing search costs, etc). First, you must check that your conveyancing practitioner is on the Skipton approved list. Concerning the subsequent steps this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. During a rising market many purchasers would apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they request their conveyancer to proceed with the conveyancing in Needham Market.
I am downsizing from our property in Needham Market and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers used a web based conveyancing practice rather than a conveyancing solicitor in Needham Market. We have lived in Needham Market for six years we know of no issue. Should we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should 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 life insurance to cover that same illness)
The deeds to our property are lost. The lawyers who conducted the conveyancing in Needham Market 4 years ago no longer exist. What are my options?
Assuming the title is registered the details of your proprietorship will be held by the Land Registry under a Title Number. It is possible to execute a search at the Land Registry, locate your house and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be obtained for a small fee.