I have just been advised by my IFA that my Sidmouth solicitor is not on the mortgage company Conveyancing panel. What can I do to check?
Your first step should be to contact your Sidmouth lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
I am helping my sister sell her flat in Sidmouth. Does the conveyancing solicitor arrange an energy performance certificate or do I organise this?
Following the abolition of Home Information Packs, EPC’s was retained a compulsory component of moving property. An EPC must be to hand prior to the property being placed on the market. This is not as aspect of the sale process that law firms ordinarily organise. If you are using a Sidmouth conveyancing practitioner they might be able to arrange EPC’s due to their relationships with reputable Sidmouth assessors
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Sidmouth property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Sidmouth. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I used Arc property Solicitors several years past for my conveyancing in Sidmouth. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sidmouth of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Sidmouth is where the house is located. Can you shed any light on this issue?
Flying freeholds in Sidmouth are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sidmouth you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sidmouth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am contemplating instructing a web based property lawyer ahead of a Sidmouth conveyancing firm. Am I making a mistake?
Various benefits exist in having the option visit a local Sidmouth conveyancing solicitor for example
- signing documents same day
- often being able to speak to someone face-to-face can make a huge difference, particularly for non-standard house moves
- the ability to raise concerns if things are not going as expected
When comparing estimates, look carefully for hidden extras. Most decent Sidmouth high street solicitors give an all-inclusive figure. Many online agents seem to offer low cost prices, but have burried 'extras' in the in the terms and conditions.