I hired a Torquay based lawyer for our conveyancing in Torquay last week. Upon checking the Ts and Cs I seewe are on the hook for fees even where the transaction does not complete. Should I ditch them and choose an internet conveyancing brokerage offering no-sale-no-fee conveyancing in Torquay?
It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will generally be higher to counteract the cases that do not proceed. Also remember that such promotions rarely cover disbursements for instance Torquay conveyancing search fees.
Completion of my purchase has taken place for my property in Torquay. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
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 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.
After much negotiation I have agreed a price on a house in Torquay. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £175. Not long after, the solicitor contacted me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being pedantic. The Torquay solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have come across warn that are a common cause of hinderance in Torquay conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Torquay.
Are there restrictive covenants that are commonly picked up during conveyancing in Torquay?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Torquay. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Having checked my lease I have discovered that there are only Seventy years unexpired on my lease in Torquay. I need to get lease extension but my freeholder is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the landlord. For most situations a specialist may be helpful to try and locate and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Torquay.
Torquay Leasehold Conveyancing - A selection of Questions you should ask before Purchasing
The answer will be useful as a) areas can result in problems in the building as the communal areas may begin to deteriorate where services are not paid for b) if the leaseholders have an issue with the running of the building you will need to have all the details Who are the managing agents?