Completion of my remortgage has taken place for my property in Maidenhead. 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 port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I was told three weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Maidenhead is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
After shopping around on the internet I have found a Maidenhead lawyer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Maidenhead postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Maidenhead.
We are purchasing a house and the conveyancer has referenced Chancel Repair to which the property could be obligated to pay as it falls into the area of such a church. She has recommended insurance. Is this strictly required for conveyancing in Maidenhead
Unless a previous purchase of the premises completed post 12 October 2013 you can assume that solicitors handling conveyancing in Maidenhead to remain recommending a chancel search and or insurance against a claim.
I'm buying my first flat in Maidenhead with a loan from Norwich and Peterborough Building Society. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not to tell my solicitor about the deal as it will affect my mortgage with Norwich and Peterborough Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a property in Maidenhead prior to instructing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some mortgage companies may not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Maidenhead. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm remortgaging a flat in Maidenhead. I can find my conveyancer's company on the Law Society's list, but I can't locate my conveyancer's name as listed on the regulator's website. Should I be concerned?
Not all staff in the law firm must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unqualified staff.