I am in the process of selling my house in Ottery St Mary and the estate agent has just text me to say that the purchasers are appointing a new law firm. The reason given is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a major mortgage company only deal with specific law firms rather the firm that they want to select for their conveyancing in Ottery St Mary ?
Lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lenders point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
It is is a decade since I acquired my home in Ottery St Mary. Conveyancing solicitors have now been instructed on the sale but I can't find my title documents. Is this a problem?
Don’t worry too much. First the deeds may be kept by the lender or they may still be with the conveyancers who acted in your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Ottery St Mary involves registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
I am buying a end of terrace house in Ottery St Mary. We would like to carry out an extension to the side at the house.Will legal conveyancing on the property include investigations to see if these works were previously refused?
Your property lawyer will check the deeds as conveyancing in Ottery St Mary can occasionally identify restrictions in the title documents which prohibit certain alterations or necessitated the consent of a 3rd party. Some works call for local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We have a mortgage agreed in principle with Bank of Ireland. Ottery St Mary conveyancing solicitors have been instructed. How long does it take for Bank of Ireland to send the offer to the conveyancer?
Some lenders take longer than others. Have Bank of Ireland completed the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Completion of my purchase has taken place for my property in Ottery St Mary. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved 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 with full details of your complaint.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial site in Ottery St Mary?
Many commercial conveyancing solicitors in Ottery St Mary will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Ottery St Mary. The search result 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 Ottery St Mary.
For each commercial conveyancing transaction in Ottery St Mary it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Ottery St Mary commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Ottery St Mary.
My husband and I are FTB’s - had an offer accepted, yet the estate agent has warned us that the seller will only go ahead if we instruct their recommended lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Ottery St Mary
We suspect that the owner is unaware of this demand. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are serious buyers (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Ottery St Mary conveyancing lawyers - not the ones that will give the negotiator at the agency a kickback or meet his conveyancing figures pre-set by corporate headquarters.
The conveyancers carrying out our conveyancing in Ottery St Mary has forwarded documents to review that show the property is unregistered with epitome documents. Why is the property not registred at the Land Registry?
Whilst most properties in Ottery St Mary are now registered with the Land Registry there are still some that are unregistered. Any property in Ottery St Mary that has been transferred since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Ottery St Mary property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Ottery St Mary conveyancing practitioners will be able to handle such matters but if any uncertainty exists the usual guidance nowadays appears to be for the vendor’s solicitor to register the title first and subsequently sell - this will predictably result in a protracted transaction.