I can't travel far from Mortlake. Please spell out why all Mortlake lawyers are not on all mortgage company panels?
As inequitable as it may seem for lenders to restrict who can represent them, from the public’s or solicitor’s standpoint, the other side of the coin is that banks are becoming ever more anxious and feel it imperative to protect them against mortgage fraud. As a consequence of this concern lenders have restricted their panel of approved conveyancing lawyers to a manageable size.
At what point does exchange of contracts happen for sale conveyancing in Mortlake and do I need to attend the solicitors branch?
If you are near to one of the conveyancing solicitors in Mortlake you are invited in to sign the paperwork. However, the law practices we recommend supply countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when communicating with you digitally. The signing of the purchase agreement is not the important part. Signing on the dotted line is necessary for the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Mortlake)to be in the office at the appropriate time.
My wife and I are purchasing a property in Mortlake. It might be a silly question but how we can trust a lawyer? On completion day we will need to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Last month we had a mortgage agreed in principle with RBS. Mortlake conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS completed the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my remortgage has taken place for my property in Mortlake. Conveyancing was satisfactory but I would like to complain 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. 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
How does conveyancing in Mortlake differ for newly converted properties?
Most buyers of new build or newly converted property in Mortlake contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because developers in Mortlake usually purchase the site, 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 conveyancing solicitors 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 Mortlake or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Mortlake and how can you help?
The 1954 Act gives security of tenure to commercial tenants, granting the right to apply to court for a new lease and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Mortlake