We decided to go with a high street lawyer for my conveyancing in Kempston yesterday. Looking through the small print I seewe are liable for costs even if the dealfalls through. Should I ditch them and instruct an internet conveyancing company offering no completion no charge conveyancing in Kempston?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will generally be uplifted to counteract the conveyances that do not proceed. Do bear in mind that these promotions tend not to cover outlay such as Kempston conveyancing search costs.
AssumingI was to acquire a straightforward homein Kempston mortgage fee and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Kempston?
The only saving you would achieve is the costs for searches. A conveyancer is required to do the vast majority of work - money laundering, liaising with your vendors conveyancer, SDLT submission, register the property etc. A marginal saving might be made by not needing to register a charge however it won't be a lot.
I am considering applying for a Skipton mortgage for purchase of a new build (under development) in Kempston with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Skipton ?
There is nothing to stop you using your solicitor, but Skipton will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
We expect to receive a OIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Kempston solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Kempston solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
The formalities of my purchase has taken place for my property in Kempston. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily 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 with full details of your complaint.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Kempston building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Kempston conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.
As long as the solicitor is on the mortgage company approved list, she or he must adhere to the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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.
How do I use your search facility to select a conveyancing solicitor in Kempston on the authorised to act for my lender?
Step one is to select a lender such as Barclays , The Royal Bank of Scotland or Nottingham Building Society then choose your preferred area e.g. Kempston. Conveyancing firms in Kempston and nationally should be listed.