I have just been advised by my estate agent that my Raunds solicitor is not on the bank Conveyancing panel. What can I do to be sure that this is correct?
The sensible course of action for you to take is to call your Raunds lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may be able to suggest a Raunds conveyancing firm that is on the conveyancing panel for your mortgage company.
My Raunds solicitor has discovered an inconsistency when comparing the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer says that he is duty bound to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
It is 10 years ago since I bought my house in Raunds. Conveyancing solicitors have just been appointed on the sale but I can't track down the title documents. Is this a major issue?
Don’t worry too much. First the deeds may be retained by your mortgage company or they may be archived with the solicitor who oversaw your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Raunds involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
Completion of my purchase has taken place for my property in Raunds. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Skipton have agreed my mortgage in principle, my bid on a house in Raunds has been accepted, now what?
Your property agent will wish to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s approved list). Contact Skipton or the financial adviser and complete any relevant forms. Skipton will sellect a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Skipton will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Raunds.
At last I have had an offer on a maisonette in Raunds accepted, the owners do however have a connected purchase. The vendors have put an offer on a property, but it’s not yet tied up, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Raunds. What should be my next step? When do I get the mortgage application with Kent Reliance started?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Raunds conveyancing search costs, etc). First, you must ensure that your lawyer is on the Kent Reliance approved list. As to the next steps this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. In a rising market some home buyers will apply for the mortgage with Kent Reliance and arrange for the valuation and only if it was satisfactory would they pay their lawyer to proceed with searches.
Given that I will soon part with 450k on a house in Raunds I wish to have a conversation with the conveyancer about myconveyancing before instructing the firm. Is this something that you can arrange?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you liaising with the conveyancer who will be doing your conveyancing in Raunds.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Raunds should be the amount on the final invoice that you are charged.
I have just appointed agents to market my 2 bed flat in Raunds. Conveyancing solicitors are to be appointed soon, but I have just had a quarterly service charge invoice – Do I pay up?
The sensible thing to do is pay the invoice as you normally would because all ground rent and maintenance payments should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a ground floor flat in Raunds, conveyancing formalities finalised October 2001. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Raunds with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2099
With just 73 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.