IfI were to purchase a freehold homein Walton on the Hill mortgage fee and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Walton on the Hill?
Any savings you would make would be limited to the Walton on the Hill conveyancing searches. The conveyancing practitioner is required to do the vast majority of work - money laundering, liaising with the sellers solicitor, SDLT submission, register the ownership etc. A marginal saving might be made by not having to register a charge however it will not be a lot.
Do banks and building societies provide you with an approved list of Walton on the Hill conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
Walton on the Hill conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
Having invested time scouring consumer advice sites for an affordable solicitor in Walton on the Hill, many advise that I should look for a CQS kitemarked lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Walton on the Hill is one of the many areas in England and Wales where there are Accredited solicitors.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Walton on the Hill solicitor on the RBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Walton on the Hill. 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?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that 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 who will take matters further.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Walton on the Hill building society branch on a couple of occasions and was told it wasn't a problem and they would lend. My Walton on the Hill conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the lawyer is on the lender approved list, she or he must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I'm purchasing a new build house in Walton on the Hill benefiting from help to buy. The builders would not move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not disclose to my lawyer about this extras as it will affect my loan with Bank of Scotland. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.