Can the conveyancing practitioners revealed through your ’find a lawyer’ app conduct right to buy conveyancing in Ombersley?
We work with a variety of conveyancing conveyancers who can conduct right to buy transactions Do contact the conveyancers listed with a view to obtain a costs illustration.
The Ombersley conveyancing firm that I recently instructed on my purchase in Ombersley have suddenly closed. I only went with them because I had to have a solicitor on the Leeds Building Society conveyancing panel and my preferred Ombersley lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I am expecting a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Ombersley solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Ombersley solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
Completion of my purchase has taken place for my property in Ombersley. 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?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ombersley solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ombersley postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Ombersley.
Me and my brother own a 4 bedroom Victorian property in Ombersley. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ombersley and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing lawyer who carried out the work.
I'm buying my first flat in Ombersley benefiting from help to buy. The sellers would not budge the price so I negotiated 6k of additionals instead. The house builders rep told me not inform my conveyancer about this side-deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am using a search engine for the term on line conveyancing in Ombersley it brings up many property lawyersin the area. With so much choice what is the best way to find the right property lawyer for the sale of my house?
The preferential way of choosing the right conveyancer is through a personal recommendation, so enquire of friends and family who have acquired a property in Ombersley or the local estate agent or mortgage broker. Costs for conveyancing in Ombersley vary, so it's advisable to secure at least three fee estimates from different solicitors. Dont forget to clarify that the costs are assured not to escalate.