I am getting a offer of a home loan from Halifax. I hope to instruct a Licensed Conveyancer in Carbis Bay. Does the Halifax Solicitor panel exclude Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The formalities of my remortgage has taken place for my property in Carbis Bay. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases 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.
My offer was accepted on a property in Carbis Bay on 16/10/2023, valuation was booked 2 days after, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Are Nottingham entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
After what feels like an age I have had an offer on a flat in Carbis Bay agreed to, but there is a chain. The vendors have offered on a flat, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have chosen a high street conveyancing solicitor in Carbis Bay. What should be my next step? When do I get the mortgage application with Bank of Ireland started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Carbis Bay conveyancing search charges, etc). The first thing to do is check that your lawyer is on the Bank of Ireland approved list. As to the subsequent phase this very much dictated by the specifics of your transaction, desire for this property and on the state of the market. In a rising market some purchasers will apply for a home loan with Bank of Ireland and pay for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.
Due to the input of my in-laws I had a survey completed on a property in Carbis Bay before retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies tend refuse to grant a loan on such a home.
It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Carbis Bay. Conveyancing may be slightly more expensive based on your lender's requirements.
How can the Landlord & Tenant Act 1954 impact my business offices in Carbis Bay and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial tenants, giving them the dueness to make a request to court for a new tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Carbis Bay
Should I instruct a Carbis Bay conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can execute the legal formalities however they are based approximately 350kilometers drive away.
The benefit of a high street Carbis Bay conveyancing firm is that you can attend the office to sign paperwork, present your ID and pester them where appropriate. Having local Carbis Bay know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and in the main were impressed that must surpass using an unfamiliar Carbis Bay conveyancing lawyer solely due to them being round the corner.