My partner and I are nearing an exchange on a house in Ashton and my parents have transferred the 10% deposit to my lawyer. I am now told that as the deposit has been received from someone other than me my conveyancer needs to make a notification to my lender. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?
Your conveyancing practitioner is obliged to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
Completed the sale of my flat in Ashton last January but the buyer keeps telephoning daily complaining that their conveyancer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your sale your lawyer should send the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also send confirmation that the legal charge in favour of the lender has been paid off to the buyers solicitors. There is unlikely to be post completion formalities just for conveyancing in Ashton.
Is it the case that all Ashton CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
Completion of my remortgage has taken place for my property in Ashton. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call 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. 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've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ashton solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ashton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Ashton and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business lessees, granting the dueness to make a request to court for a renewal lease and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Ashton is one of our many areas of the UK in which our lawyers have offices
How do I determine who is the owner of a house in Ashton?
As long as the premises is recorded at HM Land Registry, and you have enough specifics of the address of the property, you will be able to view details from the HMLR of the recorded owner for a fee.