Are all Caister On Sea Conveyancing Quality Solicitors on the UBS conveyancing list of approved solicitors?

A selection of lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

Completion of my purchase has taken place for my property in Caister On Sea. Conveyancing was satisfactory but I would like to complain 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 Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I recently had an offer agreed on an apartment in Caister On Sea. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. Not long after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I opted to have a survey completed on a house in Caister On Sea prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will refuse to grant a mortgage on such a house.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Caister On Sea. Conveyancing may be slightly more expensive based on your lender's requirements.

Am I better off to use a Caister On Sea conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can handle the legal work but his firm is located 300miles away.

The benefit of a high street Caister On Sea conveyancing firm is that you can attend the office to execute paperwork, hand in your ID and pester them where appropriate. Having local Caister On Sea know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that should outweigh using an unfamiliar Caister On Sea conveyancing lawyer solely due to them being round the corner.

I have just appointed agents to market my 2 bed apartment in Caister On Sea. Conveyancing lawyers have not yet been instructed, however I have just received a yearly service charge invoice – should I leave it to the buyer to sort out?

It best that you pay the invoice as you normally would because all rents and service payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I own a garden flat in Caister On Sea, conveyancing having been completed in 2009. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Caister On Sea with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2084

With 60 years left to run we estimate the premium for your lease extension to span between £20,000 and £23,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

I need to find a lender panel solicitor in Caister On Sea. Can you assist?

Unfortunately it’s not apparent why you need a Caister On Sea panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Caister On Sea are on their panel . If you do find such a firm in Caister On Sea not listed please direct them to our site to list. After all the cost is only one £1 a month