I have paid off my mortgage with Yorkshire BS. I assume I don't need a Dunvant conveyancing practitioner on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
The formalities of my purchase has taken place for my property in Dunvant. 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?
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. Ordinarily 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Skipton have agreed my mortgage in principle, my bid on a apartment in Dunvant has been accepted, what happens next?
The estate agent will wish to be advised as to your property lawyer's details (ensure that the conveyancing practitioners are on the lender’s panel). Contact Skipton or the financial adviser and finalise any outstanding paperwork. Skipton will sellect a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Skipton will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dunvant.
The deeds to my house are lost. The solicitors who conducted the conveyancing in Dunvant 10 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical original deeds to establish that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
I am buying a new build flat in Dunvant. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Dunvant
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I was advised by a couple of local selling agents in Dunvant to select a conveyancer on your site. Is there a financial advantage for Estate Agents to market your site over alternative conveyancing organisations?
We refuse to make any referral fee for directing people our way. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are first time buyers - had an offer accepted, yet the property agent advised that the vendor will only go ahead if we use their chosen lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in Dunvant
We suspect that the owner is not behind this demand. If they want ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Dunvant conveyancing lawyers - not the ones that will give their negotiator at the agency a commission or hit his conveyancing figures set by HQ.
Our financial adviser has recommended their conveyancer for my conveyancing in Dunvant - Surely it’s advisable to just use them?
This is not necessarily the case and you are entitled to use whichever solicitor of your choosing for your Dunvant home move. The conveyancing practitioner put forward by a 3rd party adviser may not necessarily be the right property lawyer, they may suggest their preferred conveyancing firm who are based far away. In this instance you may not have contact with your conveyancing practitioner and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.