I am obtaining a mortgage with Nat West. I hope to instruct a Licensed Conveyancer in Surrey. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My wife and I have lately acquired a house in Surrey. We have since encountered a number of problems with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Surrey?
The question is vague as to the nature of the problems and if they are unique to conveyancing in Surrey. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a seller fills in a form known as a Seller’s Property Information Form. If the information is incorrect, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Surrey.
Do banks and building societies provide you with an approved list of Surrey conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
Surrey conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
Me and my partner are purchasing a property in Surrey. It might be a silly question but how we can trust a solicitor? On completion day we have to send our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
The formalities of my remortgage has taken place for my property in Surrey. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being problematic. The Surrey solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Am I right to be wary by brokers that I am dealing with are recommending a web based conveyancing firm rather than a local Surrey conveyancing company?
As is the case with many professional services, often referrals from connections can be very helpful. Nevertheless there are numerous people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks may put forward lawyers to choose. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the endorsement. You are free to appoint your own conveyancer. You need to be aware that many mortgage providers operate an approved list of conveyancers you have to use for the lender aspect of your home move.
What are your top tips when it comes to choosing a Surrey conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Surrey conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Surrey conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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If they are not ALEP accredited then why not? Can they put you in touch with clients in Surrey who can give a testimonial?
Leasehold Conveyancing in Surrey - A selection of Questions you should ask before buying
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The majority of Surrey leasehold flats will have a service charge for the upkeep of the building set by the freeholder. If you acquire the property you will have to meet this liability, usually quarterly accross the year. This may differ from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a ground rent to be met annual, this is usually not a large amount, say around £50-£100 but you need to enquire as on occasion it could be prohibitively expensive. How much is the maintenance charge and ground rent on the flat? It would be sensible to find out as much as possible regarding the company managing the building as they can either make life much easier or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to every day matters such as the tidiness of the communal areas. You should not be afraid to ask prospective neighbours what they think of them. Finally, be sure you know the dates that the maintenance fees are due to the appropriate party and precisely what you get for your money.