We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to appoint a Kettering based conveyancing firm?
You should check but the the probability is that appoint one of their panel conveyancers where you want the "fee-free" deal. Call the lender and see if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Kettering.
We had chosen conveyancing lawyers based in Kettering on the Santander solicitor panel. They are now charging me a supplemental sum for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your lawyer can charge a fee for this. This charge is not dictated by Santander but by your Kettering property lawyer. Plenty of firms on the Santander panel will charge an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
Completion of my purchase has taken place for my property in Kettering. Conveyancing was a necessary evil 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 Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being a right pain. The Kettering solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I moved into my home on 13 April and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Kettering expressed confidence that it will be formalised in less than a month. Are transfers in Kettering uniquely lengthy to register?
As far as conveyancing in Kettering is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested parties. Currently in the region of three quarters of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration takes place once the buyer is living at the property thus 'speed' is not always top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Kettering differ for newly converted properties?
Most buyers of new build or newly converted property in Kettering come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Kettering typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kettering or who has acted in the same development.
As co-executor for the will of my father I am disposing of a residence in Newport but I am based in Kettering. My conveyancer (who is 200 kilometers awayrequires that I execute a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Kettering who can witness and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Kettering based