I am in the market for a reasonably priced conveyancer. Should I go for for a nationwide conveyancer rather than a local Ottery St Mary conveyancing solicitor?
On the whole conveyancing lawyers in your location will benefit from excellent connections with your local authority, which can help with the Ottery St Mary conveyancing searches that your conveyancer will require. It also helps if they enjoy strong rapport with the Local Land Registry Office your area Ottery St Mary, other lawyers in the area and Ottery St Mary Estate Agents.
I am expecting a OIP from Virgin Money 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 Virgin Money recommend any Ottery St Mary solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Ottery St Mary solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Ottery St Mary lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Ottery St Mary. 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 Services Team 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am buying a new build flat in Ottery St Mary. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ottery St Mary
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
As co-executor for the will of my aunt I am disposing of a property in Neath but I am based in Ottery St Mary. My conveyancer (based 200 miles from meneeds me to execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Ottery St Mary who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Ottery St Mary based
Having had my offer accepted I require leasehold conveyancing in Ottery St Mary. Before I get started I require certainty as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Ottery St Mary - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Ottery St Mary - Sample of Queries before Purchasing
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Does the lease have onerous restrictions? The prefered form of lease structure is if the freehold interest is in the ownership of the leaseholders. In this arrangement the tenants benefit from control and even though a managing agent is often retained if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. This question is useful as a) areas could cause problems for the block as the common areas may start to deteriorate if services remain unpaid b) if the tenants have an issue with the running of the building you will want to have all the details
To what extent are Ottery St Mary conveyancing solicitors under an obligation to the Law Society to supply transparent conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Ottery St Mary or beyond.