I am purchasing an apartment in Seascale. My Conveyancer has never been on on the lender approved list. Is it possible for me to continue with my Seascale conveyancing solicitor notwithstanding that they are not on the lender panel?
You have numerous options open to you here
- Carry on with your chosen Seascale conveyancer but your lender will no doubt retain a conveyancer from their approved panel. This will result in additional cost and probable interruption.
- Choose a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get accepted on the mortgage company conveyancing panel
It is is a decade since I purchased my property in Seascale. Conveyancing solicitors have now been appointed on the sale but I can't find the title documents. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be retained by your lender or they may be in the possession of the solicitor who oversaw your purchase. Secondly the likelihood is that the land will be recorded 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. The vast majority of conveyancing in Seascale relates to registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.
My wife and I have recently appointed a conveyancing solicitor in Seascale. I I am struggling to find out whether they are on the National Westminster Bank conveyancing panel. Could you assist?
The first thing you should do is call the solicitor and ask them if they are on the lender panel. Alternatively please call National Westminster Bank who may be able to help.
My stepmother advised me that in purchasing a property in Seascale there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of anumerous of properties in Seascale which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Seascale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
The formalities of my purchase has taken place for my property in Seascale. 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 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.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being problematic. The Seascale solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am looking for a ground for flat up to £195,000 and identified one close by in Seascale I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Seascale suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
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At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Seascale. As opposed to estate agents and many comparison sites we do not have commission deals with solicitors. Many agents and online brokers 'recommend' the firm that pays the highest per referral, rather than the best value conveyancing in Seascale