My conveyancer has uncovered a a problem with the lease for the flat we are buying in Northfield. The seller’s lawyers have suggested title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer says that he must check that the mortgage company is happy with this solution. Are we the client or is the bank?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. These conveyancing instructions must be adhered to.
As a novice what is the most important advice you can give me concerning purchase conveyancing in Northfield?
Not many law firms shout this from the rooftops but conveyancing in Northfield and elsewhere in Birmingham is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of room for conflict between you and other parties involved in the house moving process. For example, the seller, estate agent and on occasion the mortgage company. Appointing a law firm for your conveyancing in Northfield an important selection as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to look after your legal interests and to protect you.
Sometimes a potential adversary may attempt to convince you that you should follow their advice. For instance, the property agent may claim to be helping by claiming that your solicitor is wrong. Or your mortgage broker may advise you to do take action that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Is it the case that all Northfield solicitors on the Santander conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
My husband and I are in the process of viewing houses in Northfield and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Lloyds.
It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are seeking a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
The formalities of my remortgage has taken place for my property in Northfield. Conveyancing was a necessary evil 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 Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Me and my brother own a renovated Victorian house in Northfield. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Northfield and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who conducted the purchase.
What does commercial conveyancing in Northfield cover?
Commercial conveyancing in Northfield incorporates a broad range of guidance, supplied by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.