I am due to exchange buying a house in Tibshelf but as a result of damage from the recent storms I have was able negotiate reparation from the owner of three thousand pounds in the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process but RBS are not allowing this. Should they have been approached?
Any property lawyer that is on a RBS conveyancing panel is required to advise RBS of any changes to the sale price. If you were to refuse your conveyancing practitioner to disclose 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 property lawyer for your conveyancing in Tibshelf.
Having sold my house in Tibshelf last March yet the purchaser is Skype messaging daily to moan that her conveyancer needs to hear from mine. What should my lawyer have done now that I have sold?
After completion of your sale your lawyer should forward the transfer deeds and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer must also confirm that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There are no post completion formalities peculiar conveyancing in Tibshelf.
I have paid off my mortgage with HSBC. I assume I don't need a Tibshelf conveyancing practitioner on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I have a mortgage with Lloyds for my property in Tibshelf. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
You must advise Lloyds in advance of renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel firm.
The formalities of my purchase has taken place for my property in Tibshelf. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost 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. 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I used Wolstenholmes several years past for my conveyancing in Tibshelf. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Tibshelf of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My father has suggested that I instruct his lawyers for conveyancing in Tibshelf. Should I find my own conveyancer?
There are no two ways about it the ideal way to select a conveyancing lawyer is to seek guidance from friends or relatives who have used the conveyancer that you are contemplating using.