I am approaching an exchange on a flat in Bidford On Avon and my parents have transferred the ten percent deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my solicitor needs to disclose this to my bank. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I advised the mortgage company regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?
Your solicitor is obliged to check with lender to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.
My fiance and I are buying a purpose built apartment in Bidford On Avon with a mortgage from HSBC Bank.We use our Bidford On Avon conveyancing practitioner but HSBC Bank says his firm is not listed on their approved list of firms. we are left little option but to use a HSBC Bank panel firm or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you is subject to its terms and conditions, a common one being that conveyancers must be on the HSBC Bank conveyancing panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find 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 HSBC Bank
The formalities of my remortgage has taken place for my property in Bidford On Avon. Conveyancing was satisfactory but I would like to complain 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 Services Department at head office. Ordinarily complaints to a lender are sorted out 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.
After much negotiation I have agreed a price on an apartment in Bidford On Avon. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £150. Soon after, the property lawyer called me embarrassingly acknowledging that they were not on the Nottingham 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 Nottingham 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.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bidford On Avon solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bidford On Avon postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Bidford On Avon.
I used Stirling Law several years ago for my conveyancing in Bidford On Avon. Now, I need my documents but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Bidford On Avon 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 purchased a property in Bidford On Avon last 24/4/2018 and to date it is still not recorded with HMLR. It is part of a development site and my solicitor told me that it can take over a year to register. I have contacted the Land Registry directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your conveyancing practitioner that you should turn to here in order to satisfy any issues which have been raised as part of the registration formalities for your Bidford On Avon property. Normal Bidford On Avon conveyancing practice includes an undertaking on the part of the vendor’s conveyancer that they will assist in resolving any requisition raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.