Is the fact that my conveyancer in Oakham is not identified on my lender's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Oakham conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I am helping my sister sell her house in Oakham. Will the conveyancing solicitor arrange the energy assessment or it is for the owner to see to?
Following the demise of Home Information Packs, energy assessments remained a mandatory part of moving property. An EPC must be to hand before the property is put on the market. This is not a task that lawyers normally organise. If you are using a Oakham conveyancing solicitor they might be willing to arrange energy assessments due to their contacts with reputable Oakham accredited person
We have agreed to purchase a house in Oakham. One unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with RBS your lawyer must follow the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to RBS where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Oakham.
The formalities of my purchase has taken place for my property in Oakham. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Just acquired a semi-detached house in Oakham , how long will it take for the Land Registry to record my ownership? My Oakham conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are addressed.
As far as conveyancing in Oakham registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. As of today approximately 80% of submission are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration is effected once the purchaser is living at the property thus post completion formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Oakham I like with amenity areas and station nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Oakham for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan that many years will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
I'm remortgaging my primary house to a BTL mortgage with HSBC Bank and intend to use the remaining equity as a deposit on a second house. The location we are interested in is Oakham. Will your solicitors be able to act for the two mortgage companies and link together the conveyances?
Do use our search tool on this page to check that the lawyers are approved by both mortgage companies. Having checked that they are the lawyer should be able to tie up the two conveyancing matters but you should talk with you conveyancer and make apparent your desired outcome and requirements.