My conveyancer has identified a defect with the lease for the apartment we are buying in Toddington. The other side have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must ensure that the lender is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
My husband and I intend to purchase a newly converted flat in Toddington with a residential mortgage from Britannia.We use our Toddington conveyancing solicitor but Britannia informed us his firm is not listed on their "panel". we are left little option but to use a Britannia panel firm or keep our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan offered to you contains terms and conditions, one of which will be that conveyancers must be on the Britannia solicitor panel. Until recently, most banks had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Britannia
Two weeks ago we had a mortgage agreed in principle with Skipton. Toddington conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Skipton?
There is no definitive answer here. Have Skipton completed the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We have agreed to purchase a house in Toddington. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?
As your lender is Lloyds your lawyer must check the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease fails to meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Toddington.
Completion of my purchase has taken place for my property in Toddington. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that 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.
I used Stirling Law several years ago for my conveyancing in Toddington. I now require my papers however cannot find the solicitor. What do I do?
You should contact 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 Toddington of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey completed on a house in Toddington before appointing conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some banks may refuse to grant a mortgage on such a premises.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Toddington. Conveyancing may be slightly more expensive based on your lender's requirements.
I previously informed by my mortgage company that their approved solicitors work on no sale no charge basis for conveyancing in Toddington. Our purchase fell through nevertheless the lawyers have requested search fees! They are stating that the fees are independent!
Toddington conveyancing search charges are separate expenses not legal fees as these are payable to independent parties.