At what point does exchange of contracts happen for residential conveyancing in Whitehaven and am I required to attend the conveyancers branch?
Where you are in close proximity to our conveyancing solicitors in Whitehaven you are invited in to sign the paperwork. However, the firms we work with supply a countrywide conveyancing service and give as equally detailed and professional a job for you when dealing with you by post or email. The signing of the purchase agreement is not the important part. A signed contract is just a prerequisite for the solicitor to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Whitehaven)to be in the office available at the end of the phone to exchange contracts.
Are all Whitehaven Conveyancing Quality Solicitors on the Aldermore conveyancing panel?
A selection of lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We were going to get a DIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Whitehaven solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Whitehaven solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
Completion of my purchase has taken place for my property in Whitehaven. 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 point of contact 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 effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
How does conveyancing in Whitehaven differ for new build properties?
Most buyers of new build property in Whitehaven come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Whitehaven typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whitehaven or who has acted in the same development.
I was advised by a few estate agents in Whitehaven to find a conveyancer on your site. What’s the financial inducement for Estate Agents to market your lawyers over alternative conveyancing organisations?
We refuse to make any commission for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Last January I purchased a leasehold house in Whitehaven. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Whitehaven Leasehold Conveyancing - Examples of Queries before buying
Is the freehold owned collectively by the leaseholders? You should be aware if it is fewer than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your lender that they are willing to to proceed given the lease term. A short lease means that you will most likely need a lease extension at some point and you need to have some idea of how much this will be. For most Whitehavenlease extensions you would be required to have been the owner of the residence for two years before you are legally able to extend the lease.