How up to date is your search tool for North Plymouth conveyancing solicitors on the Santander conveyancing panel? Do Santander send you an updated list?
North Plymouth conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
We previously appointed conveyancing lawyers with offices in North Plymouth on the Yorkshire BS solicitor panel. They have just billed me a separate charge for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. The charge is not set by Yorkshire BS but by your North Plymouth solicitor. Plenty of firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.
We expect to receive a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any North Plymouth solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint North Plymouth solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
Completion of my remortgage has taken place for my property in North Plymouth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all 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. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
How does conveyancing in North Plymouth differ for newly converted properties?
Most buyers of new build or newly converted property in North Plymouth come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in North Plymouth tend to purchase 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 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 used to new build conveyancing in North Plymouth or who has acted in the same development.
I own a leasehold flat in North Plymouth. Conveyancing and National Westminster Bank mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in North Plymouth who previously acted has long since retired. What should I do?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a North Plymouth conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in North Plymouth - Sample of Queries before Purchasing
Are any of leasehold owners in arrears of their service charge payments? What restrictions are there in the North Plymouth Lease? The prefered form of lease structure is a share of the freehold. In this arrangement the leaseholders benefit from being in charge if their destiny and even though a managing agent is frequently retained where it is larger than a house conversion, the managing agent acts for the leaseholders themselves.
I'm purchasing a flat in North Plymouth. I have found 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 someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unqualified staff.