I have been referred to a conveyancing solicitor in Shanklin. I need to find out whether they are on the Coventry Building Society approved list of lawyers. Could you advise?
The first thing to do is call your solicitor and ask them if they can act for the lender. Alternatively please call Coventry Building Society who may be able to confirm.
I'm at the point of looking at houses in Shanklin and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Barclays.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are getting a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Shanklin conveyancer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Shanklin. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team 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.
How does conveyancing in Shanklin differ for newly converted properties?
Most buyers of new build property in Shanklin approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Shanklin usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shanklin or who has acted in the same development.
Is it possible to switch conveyancer as I have to appoint one who is on the Lloyds TSB Bank conveyancing list. I was using a family conveyancing solicitor in Shanklin five minutes from me but she is not approved by Lloyds TSB Bank
It would be our pleasure to assist you select a conveyancing solicitor in Shanklin on the Lloyds TSB Bank panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Shanklin. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Shanklin.
Last January I purchased a leasehold house in Shanklin. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Shanklin - Examples of Queries before buying
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Its a good idea to find out as much as you can regarding the company managing the building as they can either make your living at the property much easier or problematic. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to every day matters like the tidiness of the common parts. You should not be shy to ask other tenants what they think of their service. On a final note, be sure you discover the dates that the maintenance charges are due to the appropriate party and precisely what you get for your money. This information is useful as a) areas can result in problems for the building as the communal areas may start to deteriorate where repairs remain unpaid b) if the leasehold owners have a dispute with the managing agents you will want to have complete disclosure
My friend mentioned that when selecting a conveyancing firm they must be approved by your mortgage company. I am a FTB but I have an AIP with Halifax and I already have a family conveyancing lawyer in Shanklin in place. Does Nat West Bank insist on an approved lawyer to be selected? If so, where can I find that list so I can appoint a conveyancing lawyer in Shanklin?
You need to choose a solicitor that is on the Nat West Bank panel. Simply call your chosen Shanklin conveyancing solicitor and ask if they are on the Nat West Bank panel. If they are not approved you have numerous options open to you here:
- Proceed with your chosen Shanklin solicitor but Nat West Bank will need to instruct a property lawyer from their approved list. The net result is additional cost together with likely delay.
- Appoint a new lawyer to conduct the conveyancing, not forgetting to check that they are on the Nat West Bank conveyancing panel.
- Appeal to your conveyancing practitioner to apply to join the bank panel.