My husband and I are buying a 1 bedroom apartment in Witham with a mortgage. We like our Witham conveyancer, but the mortgage company advise she’s not on their "panel". It appears that we have no choice but to use one of the mortgage company panel conveyancing practices or retain our Witham property lawyer as well as pay for one of their panel ones to represent them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Witham conveyancing lawyer to apply to be on the conveyancing panel.
In the event thatI was to purchase a freehold housein Witham mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Witham?
Any savings you would gain will be limited to the Witham conveyancing searches. The lawyer still got to do everything else - money laundering, communicating with the sellers lawyer, SDLT return, register the title etc. You might save a bit for them not having to register a mortgage but it won't be a lot.
Have just purchased a probate house at auction in Witham. Conveyancing is required. What are my next steps?
Now that you have legally bound yourself to purchase you should hire the services of a conveyancing solicitor quickly as you are faced with a tight deadline in which to complete the purchase. All auction property will ordinarily have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete on the date specified in the contract.
I have been advised by my solicitor that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Witham conveyancing?
The right level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Santander and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
Completion of my remortgage has taken place for my property in Witham. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that 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.
Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who dealt with the conveyancing in Witham 4 years ago no longer exist. What are my options?
As long as you have a registered title the details of your proprietorship will be retained by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, locate your property and get current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
I have just found out that one of the partners of the conveyancing practice undertaking the purchase conveyancing in Witham is a relative of the owners that we are buying from. Is this allowed?
Provided there is no conflict of interest this is permitted. If you are requiring a mortgage then the mortgage company may have a say as many mortgage companies have specific instructions on this. For example for Virgin as of 22/7/2021, the requirements read as follows :