Finally the sale completed on my house in Wadebridge last August but the buyer keeps texting me to moan that her solicitor needs to hear from mine. What should my lawyer have done following completion?
Following your disposal your conveyancer should forward the transfer documentation and all additional paperwork to the purchaser's lawyers. Where appropriate, your solicitor should also confirm that the home loan has been discharged to the buyers solicitors. There are no post completion steps peculiar conveyancing in Wadebridge.
The Wadebridge conveyancing lawyers that I appointed last week on my purchase in Wadebridge have suddenly shut down. I only went with them because I had to have a firm on the Co-operative conveyancing panel and my preferred Wadebridge lawyer was not. I sent them a cheque for £250 in advance. What do I do now?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Is it the case that all Wadebridge CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved solicitors?
Some major banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
Completion of my remortgage has taken place for my property in Wadebridge. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department 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 who will take matters further.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being a right pain. The Wadebridge solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a house in Wadebridge? or I am told that there is a law dating back centuries that means some owners of property residing in a parish church boundary will be compelled to pay for maintenance towards the chancel within the church. Is this suitable for conveyancing in Wadebridge?
Unless a prior purchase of the house took place after 12 October 2013 you may take it that conveyancing practitioners delivering conveyancing in Wadebridge to continue to recommend a chancel search and or chancel repair liability policy.
I used Action Conveyancing a few years past for my conveyancing in Wadebridge. Now, I need my files however cannot find the solicitor. What do I do?
You should call 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 Wadebridge of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a flat up to £305k and found one near me in Wadebridge I like with open areas and station in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Wadebridge in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.