I am getting a offer of a home loan from Lloyds. I would like to employ the services of a Licensed Conveyancer in Penyffordd. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are purchasing a property in Penyffordd. I might seem paranoid but how we can trust a solicitor? On completion day we have to deposit our life savings into their account. What is the protection we have from them run away with our money?
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.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Penyffordd property lawyer on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Penyffordd. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. 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.
My relative advised me that if I am purchasing in Penyffordd I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Penyffordd conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Penyffordd around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Penyffordd.
My wife and I have a terraced Edwardian house in Penyffordd. Conveyancing solicitor acted for me and Halifax. 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 exact same address. Is it worth asking Halifax to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Penyffordd and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who carried out the work.
I am using a search engine for the phrase cheap conveyancing in Penyffordd it shows results of many conveyancersin the area. With so much choice what is the best way to find the right solicitor for the sale of my house?
The best method of choosing the right conveyancer is via trusted recommendation, so enquire of friends and those you trust who have bought a property in Penyffordd or a respected estate agent or mortgage broker. Charges for conveyancing in Penyffordd vary, so it's sensible to secure a minimum of three quotes from varying types of companies. Make sure that you clarify what costs in the quote includes.