I am hoping to receive a mortgage offer from Nat West. I hope to enlist the help of a Licensed Conveyancer in Warlingham. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?
The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The Warlingham conveyancing firm handling our Warlingham conveyancing has uncovered a discrepancy when comparing the information in the home valuation survey and what is in the title deeds. My lawyer says that he is obliged to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am purchasing a property in Warlingham. A rare aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Aldermore your lawyer must comply with the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease does not meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Warlingham.
Completion of my purchase has taken place for my property in Warlingham. Conveyancing was of an acceptable standard 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. 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.
About to purchase flat in Warlingham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Warlingham conveyancer is on the Nottingham conveyancing panel.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Warlingham is the location of the property. Can you shed any light on this issue?
Flying freeholds in Warlingham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Warlingham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warlingham 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.
We are hoping to purchase a repossessed flat in Warlingham and the mortgagee in possession require completion within a month. Can a conveyancer complete in this timeframe? Would it be better to use a high street Warlingham firm or an online organisation that advertises to complete quickly?
Visit your Warlingham high street. Pop in to 3 companies and request to see a conveyancing solicitor for a quote. Set out your needs and get a commitment on time frames. Select the one that seems most efficient. You need to select a property lawyer on the list of conveyancing practitioners approved by your bank.