Should conveyancers ask for money on account when it comes to conveyancing in Exeter?
If you are buying a property in Exeter your lawyer will ask you place them with monies to cover the the cost of the conveyancing searches. Generally this is requested to cover the fees of the Local Authority Search. If any down payment is as part of the sale price then this should be required shortly prior to exchange of contracts. The final balance that is due will be payable a couple of days ahead of the day of completion.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Exeter solicitor on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Exeter. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I was told two weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Exeter is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
It has been five months since my purchase conveyancing in Exeter concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Is it possible to swap conveyancer as I need to find one who is on the The Royal Bank of Scotland conveyancing list. I had appointed a local conveyancing solicitor in Exeter five minutes from me but she is not accepted by The Royal Bank of Scotland
It would be our pleasure to assist you select a conveyancing solicitor in Exeter on the The Royal Bank of Scotland panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Exeter. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Exeter.
Much to my surprise my conveyancer in Exeter has informed me that he requires identification documents saying that this forms part of his legal duty as a solicitor on the lender Solicitor panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not specific to conveyancing in Exeter