It is is a decade since I bought my property in Stalybridge. Conveyancing lawyers have now been instructed on the sale but I can't track down my deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be retained by your mortgage company or they could be archived with the conveyancers who oversaw your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Stalybridge involves registered property but in the rare situation where your home is unregistered it is more tricky but is resolvable.
Our lender has recommended solicitors on their panel based in Stalybridge but I would rather use a conveyancing lawyer in Stalybridge local to me. Are you able to assist?
Far from all Stalybridge conveyancing firms are on all lender’s conveyancing panel. Please make use of the above find an approved solicitor tool to choose a Stalybridge conveyancing solicitor on the on the mortgage company panel.
We previously selected conveyancers located in Stalybridge on the HSBC solicitor approved list. They are now charging me an additional amount for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee specified by HSBC?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. The charge is not dictated by HSBC but by your Stalybridge conveyancer. Numerous firms on the HSBC panel will levy ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
The formalities of my remortgage has taken place for my property in Stalybridge. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Stalybridge solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
3 months have gone by since my purchase conveyancing in Stalybridge took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Stalybridge is the location of the property. What do you suggest?
Flying freeholds in Stalybridge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stalybridge you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stalybridge may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are hoping to buy a 2 room bungalowin Stalybridge with a home loan from a lender. We have selected a conveyancer in Stalybridge however our lender inform us now that he's not listed on their "panel". Apparently we need to choose one of the our mortgage company panel solicitors or keep our Stalybridge solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The lender home loan offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in Stalybridge : 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your lender.