Am I correct in assuming that the fact that my solicitor in Nelson is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Nelson conveyancing practice and ask them why they are no longer on the approved list for your lender.
The formalities of my purchase has taken place for my property in Nelson. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most 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 sorted out 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.
About to purchase maisonette in Nelson. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Nelson lawyer is on the Santander conveyancing panel.
Virgin Money have agreed my home loan in principle, my bid on a apartment in Nelson has been accepted, what happens next?
Your estate agent will wish to be advised as to your solicitor's details (ensure that the conveyancers are on the lender’s panel). Contact Virgin Money or your financial adviser and finish off any outstanding documentation. Virgin Money will instruct a valuer who will get in contact with the estate agent or seller to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Virgin Money will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Nelson.
I moved into my apartment on 13 October and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Nelson said it should be recorded inside ten days. Are transfers in Nelson particularly slow to register?
As far as conveyancing in Nelson is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd parties. At present approximately three quarters of such applications are completed within two weeks but some can be subject to protracted delays. Historically registration is effected once the buyer has moved in to the premises therefore registration formalities is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
How does conveyancing in Nelson differ for new build properties?
Most buyers of new build property in Nelson contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because builders in Nelson usually buy the site, 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 accustomed to new build conveyancing in Nelson or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in Nelson in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders will not issue a loan on such a home.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Nelson. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Nelson to see if the conveyancing costs will increase in light of this.
I need to appoint a conveyancing solicitor for freehold conveyancing in Nelson. I have chance upon a site which appears to be the ideal solution If it is possible to get all this stuff completed via email that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?