What is the first thing I need to know concerning purchase conveyancing in Greenfield?
You may not hear this from too many lawyers but conveyancing in Greenfield or throughout Flintshire is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the house moving process. E.g., the seller, estate agent and on occasion your bank. Choosing a lawyer for your conveyancing in Greenfield should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to look after your legal interests and to protect you.
Every so often a third party with a vested interest will attempt to persuade you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by claiming that your solicitor is wrong. Or your financial adviser may try to convince you to do something that is against your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.
I have paid off my mortgage with Lloyds. I assume I don't need a Greenfield conveyancing practitioner on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Greenfield. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved 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.
About to purchase apartment in Greenfield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Greenfield solicitor is on the Bank of Ireland conveyancing panel.
Me and my brother purchased a semi-detached Edwardian house in Greenfield. Conveyancing lawyer represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Greenfield and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who conducted the conveyancing.
We're FTB’s - agreed a price, but the selling agent told us that the seller will only proceed if we use the agent's preferred conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Greenfield
It is unlikely the vendors are behind this. If they desire ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your preferred Greenfield conveyancing firm - not the ones that will earn the negotiator at the agency a kickback or meet his conveyancing targets pre-set by HQ.
Are there any apps to help search for a Greenfield conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 15miles to meet the lawyer.
You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Greenfield and you will see a number of lawyer located nearest Greenfield. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.