Me and my partner are purchasing a 1 bedroom apartment in Selsdon with a mortgage. We like our Selsdon lawyer, but the mortgage company says she’s not on their "panel". It seems we have no option but to select one of the lender panel solicitors or retain our Selsdon conveyancing practitioner and pay for one of their panel ones to act for them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Selsdon conveyancing solicitor to apply to be on the conveyancing panel.
Can I use your services to locate a Conveyancing solicitor in Selsdon even if I’m not buying or disposing of a house, for instance where I intend to buy a shop in Selsdon with a mortgage from Accord Mortgages Ltd?
The service is predominantly there to locate domestic conveyancing solicitors in Selsdon but we have listed towards the end of this page some Selsdon commercial conveyancing firms. You will need to enquire with the solicitors directly to check if they can also act for Accord Mortgages Ltd
The formalities of my remortgage has taken place for my property in Selsdon. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. 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 selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being a right pain. The Selsdon solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Selsdon solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Selsdon postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Selsdon.
I used Arc property Solicitors a few years past for my conveyancing in Selsdon. Now, I need my files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Selsdon of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am using a search engine for the words on line conveyancing in Selsdon it brings up many solicitorsin the vicinity. How do I determine which is the right conveyancer for purchase transaction?
The best way of choosing the right conveyancer is via personal referral, so ask colleagues and family who have bought a property in Selsdon or a reputable estate agent or mortgage broker. Charges for conveyancing in Selsdon differ, so it's sensible to obtain a minimum of four quotes from different conveyancers. Be sure to seek confirmation that the fees are fixed.
My wife and I soon to exchange on the purchase a house in Selsdon but as a result of wreckage from the recent storms I have negotiated reparation from the seller of £3k by way of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process but my lender will not agree to this. Why were they notified?
Your property lawyer that is on the lender approved list is required to inform the bank of any changes to the sale price. If you did not allow your conveyancer to report the reduction to your bank then they would have to refrain from representing you and the lender.