When can the exchange of contracts happen for domestic conveyancing in Fitzrovia and am I required to attend the conveyancers office?
Where you are in close proximity to our conveyancing solicitors in Fitzrovia you are invited in to sign documents. That being said, the lender approved solicitors we work with supply countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you by post or email. The executing of the contract is not the point of no return. Signing on the dotted line is necessary for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Fitzrovia)to be in the office available at the end of the phone to exchange contracts.
I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to use a local conveyancing solicitor in Fitzrovia?
Do check but the chances are that appoint one of their panel conveyancers where you want the "fee-free" deal. Speak to the bank to explore if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Fitzrovia.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Fitzrovia conveyancing practitioner on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Fitzrovia. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Fitzrovia solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 Fitzrovia 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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Fitzrovia is the location of the property. Is there any advice you can impart?
Flying freeholds in Fitzrovia are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fitzrovia you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fitzrovia may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it possible to change firm as I have to retain a firm on the Lloyds TSB Bank conveyancing panel. I hired a high street conveyancing solicitor in Fitzrovia round the corner but the firm is not approved by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Fitzrovia on the Lloyds TSB Bank panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Fitzrovia. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Fitzrovia.