Is the fact that my conveyancer in Valley is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Valley conveyancing practice and ask them why they are no longer on the approved list for your lender.
Can you vouch for a Aldermore approved Valley conveyancing practice finish our home move within a very limited time frame? Would it be better to use a local Valley practice or an internet firm?
We would be happy to suggest some excellent Valley conveyancing firms. You can also walk up the main road in Valley. Approach a couple of firms and ask to speak with a conveyancing solicitor for a costs illustration. Discuss your requirements together with your reasons and get a commitment on speed. Appoint the one that you are most comfortable with.
What is your number one tip for finding a conveyancing solicitor in Valley
We would encourage you not to go for the lowest Valley conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have paid off my mortgage with Clydesdale. I assume I don't need a Valley conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Valley. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge 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 Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
About to purchase a new build flat in Valley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Valley
-
Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Due to the encouragement of my in-laws I had a survey completed on a house in Valley ahead of appointing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks will refuse to issue a mortgage on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Valley. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I best advised to instruct a Valley conveyancing lawyer who is local to the property I am buying? An old friend can execute the conveyancing but her office is approximately 350miles drive away.
The primary upside of using a local Valley conveyancing firm is that you can drop in to execute documents, deliver your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were impressed that should trump using an unknown Valley conveyancing solicitor solely due to them being based in the area.