We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather instruct a Bradley Stoke based conveyancing firm?
You should check but the the probability is that appoint one of their panel conveyancers if you take up the "fee-free" offer. Call the lender and ask if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Bradley Stoke.
I am the sole recipient of my late father’s estate and I have everything in my name alone, including the my former home in Bradley Stoke. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the house in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How practical a view lenders take of it, depend on the bank as this clause is chiefly there to pick up on subsales or the flipping of property.
Completion of my purchase has taken place for my property in Bradley Stoke. Conveyancing was a necessary evil but I feel I should register my dissatisfaction 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 Services Team at head office. We understand that 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 who will take matters further.
After weeks of negotiation I have agreed a price on an apartment in Bradley Stoke. My mortgage broker suggested a conveyancer. I paid an on account payment of £225. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Santander 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 Santander 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 have recentlyfound out that Stirling Law have closed. They carried out my conveyancing in Bradley Stoke for a purchase of a leasehold apartment 12 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The quickest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bradley Stoke conveyancing specialists.
I have been advised by numerous estate agents in Bradley Stoke to get a quote from a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your site over and above another?
We refuse to give any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
When it comes to my conveyancing in Bradley Stoke should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Bradley Stoke conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.