Some advice if I may. My Toddington lawyer is assuring me that she is duty bound toorder Toddington conveyancing searches asthe firm are on the Lloydsconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Toddington conveyancing searches.
Having sold my house in Toddington last January yet the purchaser is whats apping daily complaining that their solicitor is waiting to hear from mylawyer. What should have happened following completion?
Following your disposal your lawyer should forward the transfer deeds and all additional paperwork to the buyer’s lawyers. Where appropriate, your lawyer should also send confirmation that the mortgage has been paid off to the buyers solicitors. There is unlikely to be post completion formalities peculiar conveyancing in Toddington.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to instruct a high street conveyancing solicitor in Toddington?
You should check but the chances are that allocate you one of their panel conveyancers if you want the "fee-free" deal. Contact the bank and check if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Toddington.
I'm the sole recipient of my late father’s will and I have everything in my name now, including the my former home in Toddington. Conveyancing formalities meant that the Land Registry date was in November. I want to move. I do know about the CML six month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the house in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. many banks would take a sensible view as this obligation primarily exists to pick up on subsales or the flipping of properties.
Completion of my remortgage has taken place for my property in Toddington. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call 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 very quickly. If you feel 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 have finally had an offer on a flat in Toddington agreed to, the owners do however have a connected purchase. The sellers have offered on a flat, however it’s not yet tied up, and are looking at other flats in the pipeline. I have selected a high street conveyancing solicitor in Toddington. What should be my next step? At what stage do I apply for the mortgage with Coventry BS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Toddington conveyancing search charges, etc). First, you should check that your property lawyer is on the Coventry BS conveyancing panel. As to the next steps this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. During a buoyant market the majority of buyers will apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.
My wife and I hope to purchase our first property in Toddington. Conveyancing practitioner has been selected. The financial consultant advised that a survey is not appropriate as the property was only constructed in 2002.
The bare minimum you need a Home Buyer's Report. Given the residence is over 10 years old the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report could be enough. The report should highlight any obvious problems and recommend further investigation if relevant. If there are any signs of material issues seek a comprehensive structural survey.