Unfortunately I am unable to travel far from Kelvedon. Please spell out why all Kelvedon property lawyers aren't included on all bank panels?
A decade ago most lenders displayed an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, banks have subsequently requiredmore information from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum amount of transactions the lenders required.
It is 10 years ago since I acquired my property in Kelvedon. Conveyancing solicitors have recently been retained on the sale but I am unable to find my title deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with the lender or they may be in the possession of the lawyers who oversaw the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Kelvedon involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
There are a variety of conveyancing solicitors in Kelvedon but how do I know who I should use?
Do not opt for the cheapest Kelvedon conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
The formalities of my purchase has taken place for my property in Kelvedon. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Kelvedon bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Kelvedon conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
As long as the solicitor is on the lender panel, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have a renovated Georgian house in Kelvedon. Conveyancing lawyer represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kelvedon and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who conducted the work.
Should I use a Kelvedon conveyancing lawyer based in the area that I am buying? I have an old university friend who can conduct the legal formalities but her office is 300miles away.
The primary upside of using a high street Kelvedon conveyancing practice is that you can attend the office to execute documents, hand in your identification documents and apply pressure on them if necessary. Having local Kelvedon know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that must trump using an unknown Kelvedon conveyancing lawyer solely due to them being local.