I have just been advised by my mortgage adviser that my Plymstock the law firm I have appointed is not on the bank Solicitor panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to contact your Plymstock lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Plymstock conveyancing firm that is on the conveyancing panel for your lender.
I am nearing an exchange on a house in Plymstock and my mum and dad have sent the ten percent deposit to my conveyancer. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to make a notification to my mortgage company. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the lender about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your conveyancing practitioner is legally required to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
This question may be naive but I am wet behind the ears as a first time buyer of a garden flat in Plymstock. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Plymstock?
On the day of completion you will not be required to attend the conveyancers office in Plymstock. Your solicitors will arrange to send the completion advance to the vendor’s conveyancers, and once they have received this, you should be able to collect the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
We are getting a further advance on our mortgage from Co-operative as we wish to conduct improvements to our property in Plymstock. Are we obliged to select a local Plymstock solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative would not normally appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative panel.
Completion of my remortgage has taken place for my property in Plymstock. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders 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 sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Will commercial conveyancing searches disclose proposed roadworks that could impact a commercial property in Plymstock?
Its becoming the norm that commercial conveyancing solicitors in Plymstock will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Plymstock. The report provides definitive information 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 Plymstock.
For every commercial conveyancing transaction in Plymstock it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Plymstock commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Plymstock.
How does conveyancing in Plymstock differ for new build properties?
Most buyers of new build or newly converted property in Plymstock approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Plymstock 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 conveyancing solicitors 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 Plymstock or who has acted in the same development.
What does commercial conveyancing in Plymstock cover?
Non domestic conveyancing in Plymstock covers a broad array of guidance, provided by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.