Am I correct in assuming that the fact that my conveyancer in Snettisham is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Snettisham conveyancing practice and ask them why they are no longer on the approved list for your lender.
At what point will exchange of contracts take place for purchase conveyancing in Snettisham and do I need to be at the conveyancers branch?
If you are in close proximity to our conveyancing solicitors in Snettisham you are invited in to sign the paperwork. That being said, the firms we recommend offer countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you electronically. The signing of the purchase agreement is not the point of no return. A signed contract is just a prerequisite for the solicitor to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Snettisham)to be in the office available at the end of the phone to exchange contracts.
I am the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Snettisham. The Snettisham property was put into my name in August. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the property in August. Do I have to wait half a year to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view lenders take of it, depend on the lender as this provision principally exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.
I have paid off my mortgage with HSBC. I assume I don't need a Snettisham conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Snettisham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
How does conveyancing in Snettisham differ for new build properties?
Most buyers of new build residence in Snettisham approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Snettisham tend to acquire the land, 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 used to new build conveyancing in Snettisham or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Snettisham and how can your lawyers assist?
The particular law that you refer to provides protection to business tenants, granting the right to apply to court for a renewal lease and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Snettisham is one of our many locations in which the firms we work with are based
We're first time buyers - agreed a price, yet the estate agent informed us that the seller will only go ahead if we instruct the agent's recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer who is familiar with conveyancing in Snettisham
We suspect that the owner is unaware of this ultimatum. Should the seller desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to appoint your preferred Snettisham conveyancing firm - rather thanthose that will give the negotiator at the agency a referral fee or meet his conveyancing figures set by senior management.