I chose a high street firm for my conveyancing in Stapleford yesterday. Upon checking the official terms of business I notewe are responsible for fees even where the conveyance does not complete. Should I ditch them and use an internet conveyancing brokerage promoting no move no charge conveyancing in Stapleford?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be uplifted to counteract the cases that abort. Also remember that such promotions generally do not cover disbursements for example Stapleford conveyancing search charges.
How up to date is your search tool for Stapleford conveyancing solicitors on the Barclays conveyancing panel? Do Barclays send you an updated list?
Stapleford conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
The Stapleford conveyancing solicitors that I appointed last week on my purchase in Stapleford have suddenly shut down. They were on acting for me because I needed a firm on the Santander conveyancing panel and my previous Stapleford lawyer was not. I paid them funds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
Please help - my lawyer says that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Stapleford conveyancing?
The appropriate level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Leeds Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I'm the sole recipient of my late father’s estate and I have everything in my name alone, including the my former home in Stapleford. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the property in March. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view banks take of it, depend on the lender as this requirement principally exists to pick up on subsales or the quick reselling of property.
Completion of my purchase has taken place for my property in Stapleford. 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 lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Stapleford is the location of the property. What do you suggest?
Flying freeholds in Stapleford are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stapleford you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stapleford may decide 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 premises.