I am getting a offer of a home loan from Lloyds. I intend to enlist the help of a Licensed Conveyancer in Old Woking. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I am soon to complete on the purchase of a house in Old Woking but as a result of damage from some water damage at the property I have managed to agree compensation from the owner in the sum of £3k taking the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement however RBS will not agree to this. Why were they notified?
Any conveyancer that is on a RBS conveyancing panel is duty bound to disclose to RBS of any amendments to the sale price. If you were to refuse your lawyer to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new lawyer for your conveyancing in Old Woking.
Is it the case that all Old Woking solicitors on the Leeds Building Society conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
Completion of my remortgage has taken place for my property in Old Woking. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact 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. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I recently had an offer accepted on a house in Old Woking. My mortgage broker suggested a conveyancer. I paid an upfront payment of £150. Not long after, the conveyancer called me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been on the look out for a leasehold apartment up to £305k and found one round the corner in Old Woking I like with open areas and station nearby, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Old Woking in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
I am looking for a conveyancing practitioner in Old Woking for my purchase. Is there any facility to see a solicitor's complaints history with the legal regulator?
One can review presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.