Some advice if I may. My Holme On Spalding Moor solicitor is assuring me that he has toconduct Holme On Spalding Moor conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneysolicitor panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Holme On Spalding Moor conveyancing searches.
I have 70 years remaining on my lease and require a lease extension for my flat in Holme On Spalding Moor. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 24/4/2024 the requirements read as follows :
I have paid off my mortgage with Kent Reliance. I assume I don't need a Holme On Spalding Moor solicitor on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
The formalities of my remortgage has taken place for my property in Holme On Spalding Moor. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders 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 with full details of your complaint.
After much negotiation I have agreed a price on an apartment in Holme On Spalding Moor. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. Not long after, the conveyancer contacted me sheepishly admitting that they were not on the Principality 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 Principality 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Holme On Spalding Moor is where the house is located. Can you offer any guidance?
Flying freeholds in Holme On Spalding Moor are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Holme On Spalding Moor you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Holme On Spalding Moor may ascertain 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 premises.
A couple of months ago I was informed by my mortgage company that their approved lawyers operate no move no charge basis for conveyancing in Holme On Spalding Moor. I had a purchase abort and now the solicitors have invoiced for search fees! They are claiming that the fees are independent!
By promising "no sale no fee" Holme On Spalding Moor conveyancing practices are foregoing their charges for any work done. We must stress this is NOT an insurance scheme. Disbursements aren’t covered – where the conveyancing practitioner have to pay money out to other people, for instance Holme On Spalding Moor local search fees