My mortgage broker has requested my Ruxley law firm’s panel member for the Santander conveyancing panel. How do I find this out. I have called my local Ruxley branch but they have not responded to me.
The sensible thing to do is ask for this information from your Ruxley conveyancer . They keep a central record lender panel numbers.
My partner and I are getting closer to an exchange on a property in Ruxley and my parents have transferred the ten percent deposit to my conveyancer. I am now told that as the deposit has been sent from someone other than me my property lawyer needs to disclose this to my bank. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I advised the lender about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to hold matters up?
The conveyancer is duty bound to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only report this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
We see that you have a search directory listing law firms on the Kent Reliance conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Ruxley?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ruxley.
I am being advised by my solicitor that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Ruxley conveyancing?
The appropriate level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
Two weeks ago we had a mortgage agreed in principle with Lloyds. Ruxley conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Lloyds?
There is no definitive answer here. Have Lloyds conducted the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my purchase has taken place for my property in Ruxley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Do I need to pay for insurance to address the risk of chancel repairs when buying a house in Ruxley?
Unless a previous acquisition of the premises completed post 12 October 2013 you can take it that lawyers carrying out conveyancing in Ruxley to remain encouraging a chancel search and or insurance against a claim.
In my capacity as executor for the will of my father I am disposing of a residence in Cardiff but reside in Ruxley. My lawyer (approximately 300 miles awayhas requested that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Ruxley to attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Ruxley