It is 10 years ago since I bought my property in Rufford. Conveyancing lawyers have just been retained on the sale but I can't locate my title deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may be in the possession of the lawyers who oversaw the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Rufford involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
We were going to get a OIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Rufford solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Rufford solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
Completion of my remortgage has taken place for my property in Rufford. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department 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 with full details of your complaint.
I can not fathom if my bank requires a lease extension. I have called into my local Rufford bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Rufford conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the conveyancer is on the bank approved list, she or he must adhere to the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
It has been 3 months since my purchase conveyancing in Rufford completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a leasehold apartment up to £235,500 and found one close by in Rufford I like with a park and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Rufford in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Is it best to appoint a Rufford conveyancing lawyer in close proximity to the house I am hoping to buy? I have an old university friend who can perform the legal work however they are based over three hundred miles drive away.
The benefit of a local Rufford conveyancing practice is that you can attend the office to sign documents, hand in your ID and pester them where appropriate. Having local Rufford know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and in the main were impressed that must trump using an unknown Rufford conveyancing solicitor just because they are round the corner.
I am looking for Rufford conveyancing quotes online. Can I be confident that all the Rufford practices that are listed on your website are on the mortgage company conveyancing panel?
The law firms listed on our site have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the bank panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Rufford firm being on the bank conveyancing panel is not accurate.